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Property profile & analytics
OFF-MARKET
Estimated value
$2,005,000
Assisted living facilities
11448 Rainier S Ave Renton, WA 98055
Entity Owned
29-yr Hold
~
Est. High Equity
Property ID
US90-1001974
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
95,906 SF
Lot
4.04 ac (175,800 SF)
Zoning code
R48
APN
118000-1715
UPID
US90-1001974
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
by Request
Blend (final)
Blend
$2.01M
Owner & transaction history
Lakeshore Development Assoc LP · 29 yrs held
Lakeshore Development Assoc LP
since 1997
4 recorded transactions
Zoning & alternative use
R48 · Renton, WA
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 Renton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Renton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$21 / 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
$207,836
Tax year 2022
Assessed value
$19,330,500
Assessed 2022
Previous assessed
$19,330,500
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$4,395,000
Assessed improvement
$14,935,500
Land market value
$4,395,000
Improvement market value
$14,935,500
Total market value
$19,330,500
Applied tax rate
4,205.0000
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
3
Units
158
Total area
95,906 SF
Lot
4.04 ac (175,800 SF)
Zoning code
R48
APN
118000-1715
UPID
US90-1001974
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
R48 · Renton, WAZoning R48 · permitted uses
R48 · Renton, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Section 4-2-080
Building & site characteristics
From public records
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
3
Units
158
Lot
4.04 ac
Current owner
From public records · entity-resolved
Lakeshore Development Assoc LP
Entity
Mailing address
400 UN ST, SEATTLE, WA 98101-2502
Ownership since
1997
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2025
—
Lakeshore Development Associates LP
—
Deed
related
$15,000,000 · Protective Life Insurance Co
Jul 3, 1997
$1,500,000
Lakeshore Development Assoc LP
Harer Trust
Grant Deed
—
—
—
Lakeshore Dev Associates
—
Deed Of Trust
related
$12,000,000 · Northwestern Mutual Life Ins
—
—
Lakeshore Dev Associates LP
—
Deed Of Trust
related
$12,500,000 · Miscellaneous Ins Co
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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