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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Warehouses
2507 Beacon S Ave Seattle, WA 98144-5125
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1399094
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,375 SF
Lot
0.1 ac (4,407 SF)
Zoning code
NC2P-75 (M1)
APN
138980-0140
UPID
US90-1399094
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
-
Beacon Arts Community Center
-
Dozer's Warehouse Museum
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
Beacon Affordable Lllp · 3 yrs held
Beacon Affordable Lllp
since 2023
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
NC2P-75 (M1) · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of this district is to promote neighborhood commercial activities, to support or encourage a pedestrian-oriented shopping area that provides a full range of household and personal goods and services, including convenience and specialty goods, to the surrounding neighborhoods, and that accommodates other uses that are compatible with the retail cha…
Zone name
Neighborhood Commercial Pedestrian Mandatory Housing Affordability
General category
COMMERCIAL
Zone area
53.71 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$1.8M
+39.3%
Retail stores
$1.8M
+35.7%
Office building
$1.5M
+19.6%
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 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
$2,200,000
ML approach
$2,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,800,000
Change: +39% · Conversion: Easy
RETAIL STORES
$1,755,000
Change: +36% · Conversion: Moderate
OFFICE BUILDING
$1,545,000
Change: +20% · Conversion: Difficult
MEDICAL BUILDING
$1,505,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±10% · vs last sale $2.20M (Jun 28 2023)
Last sale anchor
$2.20M
Jun 28 2023
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
$504 / 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
$6,581
Tax year 2022
Assessed value
$706,100
Assessed 2022
Previous assessed
$706,100
+0.0% YoY
Effective rate
0.93%
On assessed value
Assessed land
$705,100
Assessed improvement
$1,000
Land market value
$705,100
Improvement market value
$1,000
Total market value
$706,100
Applied tax rate
13.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Total area
4,375 SF
Lot
0.1 ac (4,407 SF)
Zoning code
NC2P-75 (M1)
APN
138980-0140
UPID
US90-1399094
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NC2P-75 (M1) · Seattle, WAZoning NC2P-75 (M1) · permitted uses
NC2P-75 (M1) · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of this district is to promote neighborhood commercial activities, to support or encourage a pedestrian-oriented shopping area that provides a full range of household and personal goods and services, including convenience and specialty goods, to the surrounding neighborhoods, and that accommodates other uses that are compatible with the retail character of the area such as housing or offices. The Pedestrian designation is to preserve or encourage an intensely retail and pedestrian-oriented shopping district where non-auto modes of transportation to and within the district are strongly favored. M1 is the mandatory housing affordability suffix applied to this zone.
Zone name
Neighborhood Commercial Pedestrian Mandatory Housing Affordability
General category
COMMERCIAL
Zone area
53.71 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Beacon Affordable Lllp
Entity
Mailing address
2223 112TH AVE NE STE #102, BELLEVUE, WA 98004-2952
Ownership since
2023
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
Jun 28, 2023
—
Beacon Affordable Lllp
Beacon Hill Crossing LLC
Intrafamily Transfer
related
$9,723,204 · City Of Seattle
Jun 7, 2019
—
Beacon Hill Crossing LLC
—
Grant Deed
related
$1,482,000 · Kirby Mcdonald
Sep 14, 2016
$2,200,000
Beacon Hill Crossing LLC
Yoo,james & Pola
Warranty Deed
$1,482,000 · First Sec Bk/wa
Jun 30, 1998
$390,000
James Yoo
City Bank
Grant Deed
$292,900 · City Bank
Sep 6, 1996
$496,493
City Bank
Park,jay I & Susan U
Trustees Deed
related
—
Apr 30, 1990
$565,000
Jae I Park
Sternod,charlie&
Grant Deed
$56,500 · Seller
—
—
James J Yoo
—
Deed Of Trust
related
$248,435 · Heritage Bank
—
—
James Yoo
—
Deed Of Trust
related
$360,000 · Bank Of America
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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