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Property profile & analytics
OFF-MARKET
Estimated value
$2,535,000
Assisted living facilities
11410 99th NE Pl Kirkland, WA 98033-4314
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-0758032
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1909
Construction
WOOD
Total area
8,639 SF
Lot
0.57 ac (25,024 SF)
Zoning code
RS 8.5
APN
322605-9040
UPID
US90-0758032
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
-
Shumway Mansion Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.20M
Blend (final)
Blend
$2.54M
Owner & transaction history
Shumway Mansion LLC · 5 yrs held
Shumway Mansion LLC
since 2020
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
RS 8.5 · Kirkland, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.0M
+86.6%
Medical building
$3.4M
+60.5%
Retail stores
$3.4M
+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 Kirkland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kirkland 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
$2,805,000
ML approach
$2,740,000
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)
$2,125,000
Current use
AUTO REPAIR, GARAGE
$3,965,000
Change: +87% · Conversion: Difficult
MEDICAL BUILDING
$3,410,000
Change: +61% · Conversion: Difficult
RETAIL STORES
$3,390,000
Change: +59% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,295,000
Change: +55% · Conversion: Difficult
Blend value · Realmo final
$2.54M
Range $2.28M – $2.79M · ±10% · vs last sale $2.46M (Dec 31 2020)
Last sale anchor
$2.46M
Dec 31 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
$293 / 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
$20,066
Tax year 2022
Assessed value
$2,457,100
Assessed 2022
Previous assessed
$2,457,100
+0.0% YoY
Effective rate
0.82%
On assessed value
Assessed land
$750,700
Assessed improvement
$1,706,400
Land market value
$750,700
Improvement market value
$1,706,400
Total market value
$2,457,100
Applied tax rate
1,701.0000
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
1909
Construction
WOOD
Heating
FORCED AIR
Stories
4
Total area
8,639 SF
Lot
0.57 ac (25,024 SF)
Zoning code
RS 8.5
APN
322605-9040
UPID
US90-0758032
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
RS 8.5 · Kirkland, WA
Zoning RS 8.5 · permitted uses
RS 8.5 · Kirkland, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kirkland. 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
$2.1M
AUTO REPAIR, GARAGE
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$3.4M
RETAIL STORES
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
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
1909
Construction
WOOD
Heating
FORCED AIR
Stories
4
Lot
0.57 ac
Current owner
From public records · entity-resolved
Shumway Mansion LLC
Entity
Mailing address
2811 VILLA WAY, NEWPORT BEACH, CA 92663-3728
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2020
$2,460,000
Shumway Mansion LLC
Joy Forghanl
Warranty Deed
$1,500,000 · First Republic Bank
Jun 23, 2016
$1,585,000
Joy Forghani
Shumway Mansion Management LLC
Warranty Deed
$1,585,000 · Us Metro Bank
May 13, 2009
—
Shumway Mansion Mgmt LLC
Shumway Mansion Family
Quit Claim Deed
related
—
Apr 28, 2008
—
Shumway Mansion Family
Harris,richard W & Alice J
Warranty Deed
—
Mar 28, 2008
—
Richard W Harris
—
Trustees Deed
related
$200,000 · Donald Sumsky
Oct 31, 2007
—
Richard W Harris
—
Trustees Deed
related
$51,751 · Sound Community Bank
Jan 19, 2007
—
Alice J Harris
Shumway Mansion Family
Warranty Deed
—
Sep 6, 2006
—
Shumway Mansion Family
—
Trustees Deed
related
$20,000 · Holman & Associates INC Ps
Aug 22, 2006
—
Shumway 10 LLC
—
Trustees Deed
related
$2,090,000 · Frontier Bank
Jun 26, 2006
$1,000,000
Shumway 10 LLC
Shumway Mansion Family
Warranty Deed
—
Apr 14, 2005
—
Richard Harris
—
Trustees Deed
related
$61,000 · Robert W Duncan
Jan 9, 1991
$696,523
Richard W Harris
Mansion
Grant Deed
—
—
—
Shumway Mansion Management LLC
—
Deed Of Trust
related
$60,000 · Fortune Bank
—
—
Shumway Mansion Management LLC
—
Deed Of Trust
related
$1,140,000 · Fortune Bank
—
—
Shumway Mansion Family
—
Deed Of Trust
related
$200,000 · Mark A & Janet H Sullens
—
—
Shumway Mansion Family
—
Deed Of Trust
related
$85,964 · Evergreenbank
—
—
Shumway Mansion Ltd Family Pth
—
Deed Of Trust
related
$243,000 · Chesterfield Mortgage Investor
—
—
Shumway Mansion Family LP
—
Deed Of Trust
related
$90,000 · Banner 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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