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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Turn key restaurants
2 Boston St, Seattle, WA 98109-2319
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US90-0618362
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1906
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,206 SF
Lot
0.25 ac (10,800 SF)
Zoning code
NC2P-55 (M)
APN
179450-0100
UPID
US90-0618362
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
-
Grappa Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$957k
Blend (final)
Blend
$715k
Owner & transaction history
Boston Building LLC · 20 yrs held
Boston Building LLC
since 2005
7 recorded transactions
Zoning & alternative use
NC2P-55 (M) · Seattle, 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 Seattle submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Seattle 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
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$59 / 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
$52,477
Tax year 2022
Assessed value
$6,210,900
Assessed 2022
Previous assessed
$6,210,900
+0.0% YoY
Effective rate
0.84%
On assessed value
Assessed land
$2,700,000
Assessed improvement
$3,510,900
Land market value
$2,700,000
Improvement market value
$3,510,900
Total market value
$6,210,900
Applied tax rate
10.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1906
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
2
Stories
2
Total area
12,206 SF
Lot
0.25 ac (10,800 SF)
Zoning code
NC2P-55 (M)
APN
179450-0100
UPID
US90-0618362
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NC2P-55 (M) · Seattle, WA
Zoning NC2P-55 (M) · permitted uses
NC2P-55 (M) · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Seattle. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1906
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
Boston Building LLC
Entity
Mailing address
8 BOSTON ST STE #1, SEATTLE, WA 98109-2361
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2020
—
Boston Building LLC
—
Deed
related
$7,000,000 · First Symetra National Life Insurance Co
Aug 30, 2005
—
Boston Building LLC
Regan,brian J
Quit Claim Deed
related
—
Mar 20, 2003
—
Brian J Regan
Regan,gina S
Quit Claim Deed
related
—
—
—
Jack R Davis
—
Deed Of Trust
related
$60,000 · Individual
—
—
Jack R Davis
—
Deed Of Trust
related
$20,000 · Individual
—
—
Jack R Davis
—
Deed Of Trust
related
$20,000 · Individual
—
—
Jack R Davis
—
Deed Of Trust
related
$865,000 · Pacific Coast Investment Co
—
—
Brian J Regna
—
Deed Of Trust
related
$3,900,000 · Wells Fargo Bank
—
—
Jack R Davis
—
Deed Of Trust
related
$63,749 · Dolsen Leasing 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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