Entity Owned Property summary
AI-generated overview
This property is a gallery retail space located in Pioneer Square at 108 S Washington St. The interior is configured with exposed brick, windows surrounding the entire space to provide natural light, and an original ceiling dating to the late 1800s. The premises include two points of ingress/egress to support access and circulation within the space.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
22,840 SF
Lot
0.1 ac (4,440 SF)
Zoning code
PSM-100
APN
524780-0481
UPID
US90-1333622
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm Child Welfare Organization
-
Association Or Organization
-
Consultant
-
Business Management Consultant
-
Charitable Organization
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.21M
CAP Approach
CAP
$6.58M
Comparable Approach
Comparable
$9.41M
Blend (final)
Blend
$7.40M
Owner & transaction history
since 2020
Last sale
$7.4M
2 recorded transactions
Zoning & alternative use
PSM-100 · Seattle, WA
Zoning description
This district promotes mixed uses to those areas which lie within the Pioneer Square Preservation District, north of those areas predominantly in manufacturing and industrial use and not contained within the Internationa…
General category
MIXED_USE
Top alternative use upside
Restaurant
$12.0M
+48.5%
Commercial (general)
$11.6M
+43.2%
Auto repair, garage
$9.4M
+16.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
8 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.40M
Value range
$6.66M – $8.13M
±10% around blend
Estimated value / SF
$324 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
30
$6.66M
blend $7.40M
$8.13M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
22,840 SF
Lot area
0.1 ac
Year built
1900
Stories
4
APN
524780-0481
Zoning
PSM-100
Assessed value
$6,697,200
Annual tax
$55,228
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.58M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.13M
@ 6.5% CAP return
$6.58M
@ 7% CAP return
$6.11M
4
Sales comparison
Partial preview
Sales approach indication
$13.71M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.8 mi away · 28,407 SF
11.4 mi away · 17,352 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.40M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 337 sales
$353
-8%
County 676 sales
$377
-14%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $324/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+49%
vs current-use indication
Commercial (general)
Auto Repair, Garage
Retail Stores
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
5.80%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.80%
9.0%
NOI (est.)
$515k *
Last sale · Jan 2020
$7.35M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.87M
Move the market yield to see immediate price impact.
Value / SF
$388
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.30%5.80%6.30%
$463k
$8.74M
$7.98M
$7.35M
$515k
$9.71M
$8.87M
$8.17M
$566k
$10.68M
$9.76M
$8.98M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$22.50M
3.5 mi · Dec 2025 · $824/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$55,228
Tax year 2022
Assessed value
$6,697,200
Assessed 2022
Previous assessed
$6,697,200
+0.0% YoY
Effective rate
0.82%
On assessed value
Assessed land
$1,842,600
Assessed improvement
$4,854,600
Land market value
$1,842,600
Improvement market value
$4,854,600
Total market value
$6,697,200
Applied tax rate
11.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Stories
4
Total area
22,840 SF
Lot
0.1 ac (4,440 SF)
Zoning code
PSM-100
APN
524780-0481
UPID
US90-1333622
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
PSM-100 · Seattle, WAZoning PSM-100 · permitted uses
PSM-100 · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district promotes mixed uses to those areas which lie within the Pioneer Square Preservation District, north of those areas predominantly in manufacturing and industrial use and not contained within the Internationa…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
4
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
PSM-100
MIXED_USE
Jurisdiction
Seattle, WA
Recorded code
PSM-100
Official district
PSM-100
Official district profile
What the municipal code says about PSM-100
Zoning description
This district promotes mixed uses to those areas which lie within the Pioneer Square Preservation District, north of those areas predominantly in manufacturing and industrial use and not contained within the Internationa…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PSM-100 in Seattle, WA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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