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Property profile & analytics
OFF-MARKET
Estimated value
$12,275,000
Commercial land
Issaquah, WA 98027
Entity Owned
6-yr Hold
Free & Clear
Property ID
US90-2248736
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
4.29 ac (186,917 SF)
Zoning code
VR
APN
202406-9030
UPID
US90-2248736
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.28M
Owner & transaction history
City Of Issaquah · 6 yrs held
City Of Issaquah
since 2020
Last sale
$12.3M
7 recorded transactions
Zoning & alternative use
VR · Issaquah, 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 Issaquah submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Issaquah 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
Method
Estimation
Statistic approach
$13,990,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$12.28M
Range $11.05M – $13.50M · ±10% · vs last sale $12.28M (May 15 2020)
Last sale anchor
$12.28M
May 15 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
—
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
$10,308
Tax year 2022
Applied tax rate
1,405.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
4.29 ac (186,917 SF)
Zoning code
VR
APN
202406-9030
UPID
US90-2248736
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
VR · Issaquah, WA
Zoning VR · permitted uses
VR · Issaquah, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Issaquah. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
4.29 ac
Current owner
From public records · entity-resolved
City Of Issaquah
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 1307, ISSAQUAH, WA 98027-0051
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
35 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2020
—
City Of Issaquah
Issaquah Gateway LLC
Quit Claim Deed
related
—
Apr 30, 2020
—
Arena Sports Issaquah R & E LLC
Issaquah Gateway LLC
Quit Claim Deed
—
Sep 14, 2015
$12,275,237
Issaquah Gateway LLC
Covenant Mtg Corp
Grant Deed
—
Aug 21, 2013
$14,500,000
Covenant Mtg Corp
Youn Denormandie PC
Trustees Deed
related
—
Sep 30, 2010
—
New Concept Homes INC
—
Deed Of Trust
related
$3,626,750 · Covenant Mortgage Corp
Jan 29, 2003
—
New Concept Homes INC
—
Deed Of Trust
related
$1,035,000 · Covenant Mortgage Corp
Jan 8, 2002
—
Investments Mull
—
Deed Of Trust
related
$1,410,000 · Covenant Mortgage Corp
Aug 9, 2001
—
Mull Development Co
—
Deed Of Trust
related
$1,000,000 · Covenant Mortgage Corp
May 31, 2001
$50,000
R Investors
Mcneil,robert P & Helen J
Grant Deed
$716,000 · Covenant Mortgage Corp
May 15, 2001
—
Issaquch Farm Associates LLC
—
Deed Of Trust
related
$11,670,000 · Covenant Mortgage Corp
Jun 15, 1999
$270,000
New Concept Homes INC
Vanaja,virginia M
Grant Deed
$400,000 · Covenant Mortgage Corp
Jun 8, 1999
$140,990
New Concept Homes INC
Sutherland Trust
Grant Deed
$275,000 · Covenant Mortgage Corp
May 28, 1999
$441,220
New Concept Homes INC
Hanks,larry W & Sharon L
Grant Deed
$590,000 · Coventry Mortgage INC
Apr 30, 1999
$194,950
New Concept Homes INC
Mace,brian
Grant Deed
$300,000 · Covenant Mortgage Corp
Apr 30, 1999
$154,980
New Concept Homes INC
Leatham,melodi D
Grant Deed
$325,000 · Covenant Mortgage Corp
Apr 5, 1999
$189,900
New Concept Homes INC
Smith,carl R & Donna C
Grant Deed
$264,950 · Covenant Mortgage Corp
Jan 28, 1999
—
Issaquah Farm Associates LLC
—
Deed Of Trust
related
$4,385,000 · Covenant Mortgage Corp
Oct 21, 1998
—
Issaquah Farm Associates LLC
—
Deed Of Trust
related
$2,012,000 · Covenant Mortgage Corp
Jan 27, 1998
$914,850
Sammamish Club LLC
Mull,herbert E
Grant Deed
$6,750,000 · Key Bank NA
Aug 29, 1997
—
Issaquah Farm Associates LLC
Mull,herbert F
Quit Claim Deed
related
—
Apr 21, 1997
—
Herbert E Mull
—
Deed Of Trust
related
$1,303,000 · Individual
—
—
New Concept Homes INC
—
Deed Of Trust
related
$333,300 · Covenant Mortgage Corp
—
—
Concept Homes New
—
Deed Of Trust
related
$710,000 · Covenant Mortgage Corp
—
—
New Concept Homes INC
—
Deed Of Trust
related
$481,300 · Covenant Mortgage Corp
—
—
New Concept Homes INC
—
Deed Of Trust
related
$346,000 · Covenant Mortgage Corp
—
—
New Concept Homes INC
—
Deed Of Trust
related
$215,000 · Covenant Mortgage Corp
—
—
Covenant Mortgage Corp Cmc
—
Deed Of Trust
related
$5,000,000 · Commerce Bank Of Washington
—
—
Covenant Mtg Corp
—
Deed Of Trust
related
$30,000,000 · Us Bank NA
—
—
Charlotte B Spitzer
—
Deed Of Trust
related
$1,000,000 · Commerce Bank Of Washington
—
—
Issaquah Farm Associates LLC
—
Deed Of Trust
related
$308,600 · Covenant Mortgage Corp
—
—
Issaquah Farm Associates LLC
—
Deed Of Trust
related
$7,090 · Coventry Mortgage INC
—
—
Herbert E Mull
—
Deed Of Trust
related
$900,000 · Covenant Mortgage Corp
—
—
Issaquah Farm Associates LLC
—
Deed Of Trust
related
$626,000 · Covenant Mortgage Corp
—
—
New Concept Homes INC
—
Deed Of Trust
related
$510,000 · Covenant Mortgage Corp
—
—
New Concept Homes INC
—
Deed Of Trust
related
$465,000 · Covenant Mortgage Corp
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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