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Property profile & analytics
OFF-MARKET
Estimated value
$18,140,000
Office buildings
9931 Willows NE Rd Redmond, WA 98052-2591
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US90-1746847
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
143,284 SF
Lot
5.73 ac (249,731 SF)
Zoning code
BP
APN
943005-0010
UPID
US90-1746847
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
SemaConnect Charging Station Electric Vehicle Charging Station
-
DigiPen Institute of Technology College University
-
Blink Charging Station Electric Vehicle Charging Station
-
Skull Tree Games (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.14M
Owner & transaction history
Kw Fund V-willows Commerce Par · 9 yrs held
Kw Fund V-willows Commerce Par
since 2017
6 recorded transactions
Zoning & alternative use
BP · Redmond, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Redmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redmond submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$127 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$376,764
Tax year 2022
Assessed value
$51,328,900
Assessed 2022
Previous assessed
$51,328,900
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$11,237,800
Assessed improvement
$40,091,100
Land market value
$11,237,800
Improvement market value
$40,091,100
Total market value
$51,328,900
Applied tax rate
2,025.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
OTHER
Stories
3
Total area
143,284 SF
Lot
5.73 ac (249,731 SF)
Zoning code
BP
APN
943005-0010
UPID
US90-1746847
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BP · Redmond, WA
Zoning BP · permitted uses
BP · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redmond. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
Yes
Stories
3
Lot
5.73 ac
Current owner
From public records · entity-resolved
Kw Fund V-willows Commerce Par
Entity
Mailing address
PO BOX 3558, FEDERAL WAY, WA 98063-3558
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2021
—
Alco Willows Commerce Park LLC
—
Deed
related
$7,700,000 · The Northwest Mutual Life Insurance
Apr 11, 2019
—
Kw Fund V-willows Cmrc Pk LLC
—
Grant Deed
related
$180,000,000 · Suntrust Bk
Apr 19, 2017
—
Kw Fund V Willows Commerce Park LLC
—
Deed
related
$49,000,000 · Suntrust Bank
Mar 9, 2017
$75,245,000
Kw Fund V-willows Commerce Par
Bre Wa Office Owner LLC
Grant Deed
—
Sep 17, 2007
$87,999,100
Arden Realty
Willows Redmond LLC
Grant Deed
—
Oct 1, 1999
$55,590
Willows Redmond LLC
Opus Northwest LLC
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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