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Property profile & analytics
OFF-MARKET
Estimated value
$14,320,000
Assisted living facilities
10631 8th NE Ave Seattle, WA 98125-5547
Entity Owned
4-yr Hold
Property ID
US90-1361746
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
CONCRETE
Total area
54,224 SF
Lot
2.22 ac (96,696 SF)
Zoning code
NC3-55 (M)
APN
292604-9409
UPID
US90-1361746
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
-
Fesler Joanna L Physician
-
Hakkarainen Timo W MD Physician
-
Kristina J. Kilian, MSPT Physician
-
Drake Frederick T MD Physician
-
Modera Northgate Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.58M
Blend (final)
Blend
$14.32M
Owner & transaction history
Project Hockey Hair LLC · 4 yrs held
Project Hockey Hair LLC
since 2021
Last sale
$16.9M
7 recorded transactions
Zoning & alternative use
NC3-55 (M) · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$22.3M
+34.2%
Retail stores
$21.7M
+30.8%
Apartment house (5+ units)
$19.2M
+15.7%
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
$16,835,000
ML approach
$9,380,000
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)
$16,630,000
Current use
AUTO REPAIR, GARAGE
$22,310,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$21,745,000
Change: +31% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$19,230,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$19,160,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$18,645,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$14.32M
Range $12.89M – $15.75M · ±10% · vs last sale $16.90M (Oct 29 2021)
Last sale anchor
$16.90M
Oct 29 2021
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
$264 / 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
$104,578
Tax year 2022
Assessed value
$10,636,500
Assessed 2022
Previous assessed
$10,636,500
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$10,636,500
Land market value
$10,636,500
Total market value
$10,636,500
Applied tax rate
10.0000
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
1964
Construction
CONCRETE
Heating
HOT WATER
Buildings
3
Stories
3
Total area
54,224 SF
Lot
2.22 ac (96,696 SF)
Zoning code
NC3-55 (M)
APN
292604-9409
UPID
US90-1361746
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NC3-55 (M) · Seattle, WA
Zoning NC3-55 (M) · permitted uses
NC3-55 (M) · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$16.6M
AUTO REPAIR, GARAGE
Est. value
$22.3M
RETAIL STORES
Est. value
$21.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$19.2M
OFFICE BUILDING
Est. value
$19.2M
MEDICAL BUILDING
Est. value
$18.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1964
Construction
CONCRETE
Heating
HOT WATER
Stories
3
Buildings
3
Lot
2.22 ac
Current owner
From public records · entity-resolved
Project Hockey Hair LLC
Entity
Mailing address
1417 116TH AVE NE STE #208, BELLEVUE, WA 98004-3830
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2021
$16,900,000
Project Hockey Hair LLC
Thc Seattle LLC
Special Warranty Deed
$94,665,000 · Wells Fargo Bank NA
Apr 29, 2011
—
Thc-seattle INC
—
Deed Of Trust
related
$600,000,000 · J P Morgan Chase Bank
Apr 24, 2001
—
Thc-seattle INC
—
Deed Of Trust
related
$300,000,000 · Morgan Guaranty Trust Co Ny
May 1, 1995
$6,000,000
Thc-seattle INC
Brim Fifth Avenue INC
Grant Deed
—
Jul 6, 1990
$1,954,791
Brim Fifth Ave INC
Fifth Ave Med Ce
Grant Deed
related
—
—
—
Thc-seattle INC
—
Deed Of Trust
related
—
—
—
Thc-seattle LLC
—
Deed Of Trust
related
—
—
—
Thc-seattle LLC
—
Deed Of Trust
related
—
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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