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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Grocery and convenience stores
10445 26th SW Ave, Seattle, WA 98146
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0608713
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1930
Construction
WOOD
Total area
2,720 SF
Lot
0.31 ac (13,694 SF)
Zoning code
R6
APN
769460-0061
UPID
US90-0608713
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
$960k
CAP Approach
CAP
$625k
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$970k
Owner & transaction history
Ay Oh LLC · 3 yrs held
Ay Oh LLC
since 2022
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
R6 · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+26.2%
Auto repair, garage
$1.1M
+2.6%
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 Seattle submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Seattle 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
$935,000
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
$675,000
6.5%
$625,000
7%
$580,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,090,000
Current use
COMMERCIAL (GENERAL)
$1,375,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,120,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$960,000
Change: -12% · Conversion: Easy
MEDICAL BUILDING
$935,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±10% · vs last sale $1.15M (Aug 3 2022)
Last sale anchor
$1.15M
Aug 3 2022
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
$357 / 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
$7,139
Tax year 2022
Assessed value
$503,500
Assessed 2022
Previous assessed
$503,500
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$191,700
Assessed improvement
$311,800
Land market value
$191,700
Improvement market value
$311,800
Total market value
$503,500
Applied tax rate
3,850.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1930
Construction
WOOD
Heating
FORCED AIR
Stories
1
Total area
2,720 SF
Lot
0.31 ac (13,694 SF)
Zoning code
R6
APN
769460-0061
UPID
US90-0608713
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
R6 · Seattle, WA
Zoning R6 · permitted uses
R6 · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Seattle. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$960,000
MEDICAL BUILDING
Est. value
$935,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1930
Construction
WOOD
Heating
FORCED AIR
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Ay Oh LLC
Entity
Ownership since
2022
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
Aug 3, 2022
$1,150,000
Ay Oh LLC
Jung & Alyssa & Leo LLC
Warranty Deed
$1,495,000 · Hanmi Bank
Jun 13, 2018
$860,000
Jung & Alyssa & Leo LLC
Kapboo Corporation
Warranty Deed
$1,087,000 · Hanmi Bank
Sep 30, 2005
$390,000
Kapboo Corp
W Lee Ents INC
Warranty Deed
—
Sep 10, 2004
$571,000
W Lee Ents INC
Mun,hui C
Warranty Deed
$440,000 · Wilshire State Bank
Jun 8, 1998
$24,000
Hui C Mun
Yoon,yung J & You M
Grant Deed
—
—
—
Hui C Mun
—
Deed Of Trust
related
$280,000 · Us Bank NA
—
—
Hiu-chong Mun
—
Deed Of Trust
related
$300,000 · Wilshire State Bank
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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