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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Assisted living facilities
31200 23rd S Ave, Federal Way, WA 98003-5528
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US90-0856010
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
32,193 SF
Lot
3.45 ac (150,282 SF)
Zoning code
CC-F
APN
092104-9127
UPID
US90-0856010
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
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$993k
Blend (final)
Blend
$995k
Owner & transaction history
Hsre-pmb Madrona LLC · 7 yrs held
Hsre-pmb Madrona LLC
since 2018
7 recorded transactions
Zoning & alternative use
CC-F · Federal Way, 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 Federal Way submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Federal Way 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
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±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
$31 / 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
$117,253
Tax year 2022
Assessed value
$11,913,000
Assessed 2022
Previous assessed
$11,913,000
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$4,207,800
Assessed improvement
$7,705,200
Land market value
$4,207,800
Improvement market value
$7,705,200
Total market value
$11,913,000
Applied tax rate
1,205.0000
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Buildings
2
Stories
2
Units
73
Total area
32,193 SF
Lot
3.45 ac (150,282 SF)
Zoning code
CC-F
APN
092104-9127
UPID
US90-0856010
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CC-F · Federal Way, WA
Zoning CC-F · permitted uses
CC-F · Federal Way, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Federal Way. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Stories
2
Buildings
2
Units
73
Lot
3.45 ac
Current owner
From public records · entity-resolved
Hsre-pmb Madrona LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2018
$16,538,746
Hsre-pmb Madrona LLC
Cp Federal Way LLC
Grant Deed
$16,240,000 · Harborstone Cu
Oct 6, 2016
—
Cp Tucson LLC
—
Deed
related
$19,600,000 · Compass Bk
Mar 5, 2013
—
Cp Federal Way LLC
—
Deed Of Trust
related
$19,250,000 · Midcap Financial LLC
Apr 1, 2011
—
Cp Federal Way LLC
—
Deed Of Trust
related
$5,000,000 · Washington Trust Bank
Jan 27, 2011
$9,191,300
Cp Federal Way LLC
Woodmark At Steel Lake LLC
Grant Deed
—
Jan 9, 1997
—
Federal Way City
Woodmark At Steel Lake LLC
Grant Deed
$10,132 · International Kitchens
Jun 28, 1996
$772,082
Woodmark At Steel Lake LLC
Coburn,william P
Grant Deed
$8,100,000 · Intervest-mortgage Investment
—
—
Woodmark Steel Lake LLC
—
Deed Of Trust
related
$300,000 · Intervest-mortgage Investment
—
—
Woodmark At Steel Lake LLC
—
Deed Of Trust
related
$7,000,000 · Column Financial INC
—
—
Cp Tucson LLC
—
Loan Modification
related
$19,600,000 · Compass Bk
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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