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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Retail space
13409 Ambaum SW Blvd Burien, WA 98146-3171
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1295349
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Construction
WOOD
Total area
1,386 SF
Lot
0.47 ac (20,550 SF)
Zoning code
CI
APN
783580-0344
UPID
US90-1295349
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
$865k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$920k
Owner & transaction history
Sisters LLC · 4 yrs held
Sisters LLC
since 2022
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
CI · Burien, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$700,000
+26.2%
Auto repair, garage
$570,000
+2.6%
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
$775,000
ML approach
$865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$555,000
Current use
COMMERCIAL (GENERAL)
$700,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$570,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±10% · vs last sale $1.00M (Jul 20 2022)
Last sale anchor
$1.00M
Jul 20 2022
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
$664 / 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
$7,210
Tax year 2022
Assessed value
$536,500
Assessed 2022
Previous assessed
$536,500
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$385,300
Assessed improvement
$151,200
Land market value
$385,300
Improvement market value
$151,200
Total market value
$536,500
Applied tax rate
932.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
FORCED AIR
Stories
1
Total area
1,386 SF
Lot
0.47 ac (20,550 SF)
Zoning code
CI
APN
783580-0344
UPID
US90-1295349
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CI · Burien, WA
Zoning CI · permitted uses
CI · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$555,000
COMMERCIAL (GENERAL)
Est. value
$700,000
AUTO REPAIR, GARAGE
Est. value
$570,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1961
Construction
WOOD
Heating
FORCED AIR
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Sisters LLC
Entity
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2022
$1,000,000
Sisters LLC
Navos
Warranty Deed
$881,790 · Craft3
Jan 5, 2017
$540,000
Navos
Puwp LLC
Warranty Deed
—
Oct 23, 2007
—
Puwp LLC
—
Trustees Deed
related
$50,000 · Cowlitz Bank
Mar 31, 2006
$530,000
Puwp LLC
Im,andrew
Warranty Deed
$275,000 · Cowlitz Bank
May 5, 2005
$358,000
Andrew Im
Kim,hyo Y
Warranty Deed
$307,347 · City Bank
Feb 7, 2003
$300,000
Hyo Kim
Happy Teriyaki INC
Grant Deed
—
May 21, 2001
$262,500
Happy Teriyaki INC
Oh,michael C & Hyo S
Grant Deed
$196,875 · Northwest International Bank
May 2, 1997
$150,000
Michael C Oh
Stewart,frederick H & Carolyn K
Grant Deed
$61,565 · City Bank
Apr 27, 1990
$150,000
Frederick H Stewart
Security Pacific
Grant Deed
$135,000 · Company Misc
—
—
Andrew Im
—
Deed Of Trust
related
$40,000 · Hyo Y & Ein J Kim
—
—
Michael C Oh
—
Deed Of Trust
related
$210,000 · City Bank
—
—
Michael C Oh
—
Deed Of Trust
related
$190,000 · City Bank
—
—
Andrew Im
—
Deed Of Trust
related
$153,606 · City 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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