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Property profile & analytics
OFF-MARKET
Estimated value
$6,000,000
Assisted living facilities
3540 110th St Seattle, WA 98125-5761
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US90-1346817
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
22,560 SF
Lot
1.04 ac (45,420 SF)
Zoning code
NR2
APN
407780-0532
UPID
US90-1346817
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
-
St Anne Nursing & Rehab Center Nursing Home
-
Holly A. Edwards, MOT Physician
-
Sabrina Broach Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.03M
Blend (final)
Blend
$6.00M
Owner & transaction history
Thornton Creek Holdings LLC · 1 yrs held
Thornton Creek Holdings LLC
since 2024
Last sale
$6.0M
4 recorded transactions
Zoning & alternative use
NR2 · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Municipal Code
Top alternative use upside
Auto repair, garage
$9.3M
+34.2%
Retail stores
$9.0M
+30.8%
Apartment house (5+ units)
$8.0M
+15.7%
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
$6,000,000
ML approach
$6,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$6,920,000
Current use
AUTO REPAIR, GARAGE
$9,280,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$9,045,000
Change: +31% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,000,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$7,970,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$7,755,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$6.00M
Range $5.40M – $6.60M · ±10% · vs last sale $6.00M (Oct 1 2024)
Last sale anchor
$6.00M
Oct 1 2024
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
$266 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$40,234
Tax year 2024
Assessed value
$3,695,700
Assessed 2023
Previous assessed
$3,695,700
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,498,800
Assessed improvement
$2,196,900
Land market value
$1,498,800
Improvement market value
$2,196,900
Total market value
$3,695,700
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
1
Units
47
Total area
22,560 SF
Lot
1.04 ac (45,420 SF)
Zoning code
NR2
APN
407780-0532
UPID
US90-1346817
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NR2 · Seattle, WAZoning NR2 · permitted uses
NR2 · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Municipal Code
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$9.3M
RETAIL STORES
Est. value
$9.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.0M
OFFICE BUILDING
Est. value
$8.0M
MEDICAL BUILDING
Est. value
$7.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
1
Units
47
Lot
1.04 ac
Current owner
From public records · entity-resolved
Thornton Creek Holdings LLC
Entity
Mailing address
5314 N 250TH AVE W STE #140, PROVO, UT 84604-7706
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2024
$6,000,000
Thornton Creek Holdings LLC
Saint Anne Corporation
Warranty Deed
$4,900,000 · Saint Anne Corporation
Aug 31, 2001
$5,589,100
Saint Ann Corp
Sternberg & Sternberg LP
Grant Deed
—
Mar 15, 1996
—
Sternberg
Sternberg,louis E & Virginia G
Quit Claim Deed
related
—
—
—
Saint Anne Corp
—
Deed Of Trust
related
$4,453,000 · 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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