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Property profile & analytics
OFF-MARKET
Estimated value
$109,005,000
Assisted living facilities
100 Timber Rdg NW Way Issaquah, WA 98027-8890
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-2415596
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
396,180 SF
Lot
7.91 ac (344,603 SF)
Zoning code
UV-EV
APN
856273-0160
UPID
US90-2415596
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
$96.91M
Blend (final)
Blend
$109.01M
Owner & transaction history
Nhi-lcs Jv I LLC · 6 yrs held
Nhi-lcs Jv I LLC
since 2020
Last sale
$108.0M
7 recorded transactions
Zoning & alternative use
UV-EV · Issaquah, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Issaquah Land Use Code
Top alternative use upside
Office building
$174.0M
+78.5%
Medical building
$156.5M
+60.5%
Retail stores
$155.4M
+59.4%
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
$123,085,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$97,480,000
Current use
OFFICE BUILDING
$174,040,000
Change: +79% · Conversion: Difficult
MEDICAL BUILDING
$156,490,000
Change: +61% · Conversion: Difficult
RETAIL STORES
$155,415,000
Change: +59% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$151,090,000
Change: +55% · Conversion: Difficult
Blend value · Realmo final
$109.01M
Range $98.10M – $119.91M · ±10% · vs last sale $108.02M (Feb 4 2020)
Last sale anchor
$108.02M
Feb 4 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
$275 / 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
$1,029,763
Tax year 2022
Assessed value
$135,840,800
Assessed 2022
Previous assessed
$135,840,800
+0.0% YoY
Effective rate
0.76%
On assessed value
Assessed land
$8,615,000
Assessed improvement
$127,225,800
Land market value
$8,615,000
Improvement market value
$127,225,800
Total market value
$135,840,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
8
Units
355
Total area
396,180 SF
Lot
7.91 ac (344,603 SF)
Zoning code
UV-EV
APN
856273-0160
UPID
US90-2415596
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
UV-EV · Issaquah, WAZoning UV-EV · permitted uses
UV-EV · Issaquah, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Issaquah Land Use Code
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$97.5M
OFFICE BUILDING
Est. value
$174.0M
MEDICAL BUILDING
Est. value
$156.5M
RETAIL STORES
Est. value
$155.4M
INDUSTRIAL (GENERAL)
Est. value
$151.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
8
Units
355
Lot
7.91 ac
Current owner
From public records · entity-resolved
Nhi-lcs Jv I LLC
Entity
Mailing address
400 LOCUST ST STE #820, DES MOINES, IA 50309-2334
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2020
$108,016,500
Nhi-lcs Jv I LLC
Lcs-westminster Propco LLC
Grant Deed
—
Feb 4, 2020
—
Lcs-westminster Propco LLC
Ptshp Lcs-westminster III
Quit Claim Deed
related
$87,000,000 · National Health Inv
Mar 10, 2008
—
City Of Issaquah
Lcs-westminster Ptshp III LLP
Grant Deed
related
—
Jul 27, 2006
—
Timber Ridge At Talus
—
Deed Of Trust
related
$6,000,000 · Sovereign Bank
Mar 15, 2005
$8,120,000
Lcs-westminster Ptshp III
Oly Of Cougor General Ptshp
Warranty Deed
$2,120,000 · Oly/cougor General Ptshp
—
—
Lcs-westminster Ptshp III LLP
—
Loan Modification
related
$87,000,000 · National Health Inv
—
—
Ptshp Lcs-westminster III
—
Deed Of Trust
related
$30,040,000 · Bank Of America
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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