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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Assisted living facilities
12845 Ambaum SW Blvd, Burien, WA 98146-4118
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US90-1335529
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1954
Construction
WOOD
Total area
23,360 SF
Lot
4.3 ac (187,390 SF)
Zoning code
O
APN
783580-0100
UPID
US90-1335529
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$805k
Blend (final)
Blend
$685k
Owner & transaction history
No Child Sleeps Outside LLC · 8 yrs held
No Child Sleeps Outside LLC
since 2018
7 recorded transactions
Zoning & alternative use
O · Burien, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Burien submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Burien 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
by Request
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$685k
Range $617k – $754k · ±10%
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
$29 / 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
$4,730
Tax year 2022
Assessed value
$5,135,000
Assessed 2022
Previous assessed
$5,135,000
+0.0% YoY
Effective rate
0.09%
On assessed value
Assessed land
$3,091,900
Assessed improvement
$2,043,100
Land market value
$3,091,900
Improvement market value
$2,043,100
Total market value
$5,135,000
Applied tax rate
927.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1954
Construction
WOOD
Heating
HOT WATER
Stories
1
Total area
23,360 SF
Lot
4.3 ac (187,390 SF)
Zoning code
O
APN
783580-0100
UPID
US90-1335529
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
O · Burien, WA
Zoning O · permitted uses
O · Burien, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Burien. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1954
Construction
WOOD
Heating
HOT WATER
Stories
1
Lot
4.3 ac
Current owner
From public records · entity-resolved
No Child Sleeps Outside LLC
Entity
Mailing address
PO BOX 1711, SEATTLE, WA 98111-1711
Ownership since
2018
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
May 18, 2018
—
No Child Sleeps Outside LLC
C & H Kester LLC
Grant Deed
—
Mar 9, 2018
$1,202,407
C & H Kester LLC
Viewpoint Center LP
Grant Deed
related
—
May 14, 2003
$1,202,410
C & H Kester LLC
Viewpoint Center LP
Grant Deed
$1,236,423 · Pierce Commercial Bank
Dec 18, 1992
$1,875,000
Viewpoint Center Limited
Viewpoint Proper
Grant Deed
related
$1,725,000 · Evergreenbank
Sep 30, 1988
$1,175,000
Viewpoint Property Co
Horizon
Grant Deed
$799,000 · Company Misc
—
—
Marys Place Seattle
—
Deed Of Trust
related
$2,009,000 · Miscellaneous Govt Agcy
—
—
Marys Place Seattle
—
Deed Of Trust
related
$2,000,000 · Miscellaneous Govt Agcy
—
—
C & H Kester LLC
—
Deed Of Trust
related
$1,150,000 · Washington Trust 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.
Try Rey
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