Individually Owned Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
141,240 SF
Lot
12.63 ac (550,285 SF)
Zoning code
RS7.2
APN
302104-9024
UPID
US90-1303840
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
Retirement Community
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.02M
Owner & transaction history
since 2025
7 recorded transactions
Zoning & alternative use
RS7.2 · Federal Way, WA
Zoning description
means the following zones: RM, RS 5.0, RS 7.2, RS 9.6, and comparable zones in other jurisdictions. “Home occupation” means an occupation, enterprise, activity or profession which is incidental to a residential use, whic…
General category
RESIDENTIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.02M
Value range
$1.81M – $2.22M
±10% around blend
Estimated value / SF
$14 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$1.81M
blend $2.02M
$2.22M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
141,240 SF
Lot area
12.63 ac
Year built
1998
Stories
3
APN
302104-9024
Zoning
RS7.2
Assessed value
$25,512,500
Annual tax
$255,406
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 49 sales
$246
-94%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $14/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$25.51M
Move the market yield to see immediate price impact.
Value / SF
$181
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.61M
$32.15M
$22.96M
$17.86M
$1.79M
$35.72M
$25.51M
$19.84M
$1.96M
$39.29M
$28.06M
$21.83M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$255,406
Tax year 2022
Assessed value
$25,512,500
Assessed 2022
Previous assessed
$25,512,500
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$2,063,500
Assessed improvement
$23,449,000
Land market value
$2,063,500
Improvement market value
$23,449,000
Total market value
$25,512,500
Applied tax rate
1,205.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
6
Stories
3
Units
165
Total area
141,240 SF
Lot
12.63 ac (550,285 SF)
Zoning code
RS7.2
APN
302104-9024
UPID
US90-1303840
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
RS7.2 · Federal Way, WAZoning RS7.2 · permitted uses
RS7.2 · Federal Way, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
means the following zones: RM, RS 5.0, RS 7.2, RS 9.6, and comparable zones in other jurisdictions. “Home occupation” means an occupation, enterprise, activity or profession which is incidental to a residential use, whic…
General category
RESIDENTIAL
Building & site characteristics
From public records
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
3
Buildings
6
Units
165
Lot
12.63 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RS7.2
RESIDENTIAL
Jurisdiction
Federal Way, WA
Recorded code
RS7.2
Official district
RS7.2
Official district profile
What the municipal code says about RS7.2
Zoning description
means the following zones: RM, RS 5.0, RS 7.2, RS 9.6, and comparable zones in other jurisdictions. “Home occupation” means an occupation, enterprise, activity or profession which is incidental to a residential use, whic…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RS7.2 in Federal Way, WA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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