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Property profile & analytics
OFF-MARKET
Estimated value
$4,495,000
Office buildings
450 3rd W Ave, Seattle, WA 98119-4002
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-1649135
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2016
Construction
CONCRETE
Total area
240,700 SF
Lot
0.98 ac (42,480 SF)
Zoning code
SM-UP 85 (M)
APN
198920-0680
UPID
US90-1649135
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
-
Seabourn Shipping Company
-
City Hall Park City Park
-
Washington State Department of Licensing - Seattle Driver Licensing Office Driver'S License Office
-
Holland America Group Corporate Office
-
Carnival Cruise Line Shipping Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.50M
Owner & transaction history
Harrison Street Holdings LLC · 11 yrs held
Harrison Street Holdings LLC
since 2015
7 recorded transactions
Zoning & alternative use
SM-UP 85 (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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$19 / 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
$619,393
Tax year 2022
Assessed value
$75,462,000
Assessed 2022
Previous assessed
$75,462,000
+0.0% YoY
Effective rate
0.82%
On assessed value
Assessed land
$21,240,000
Assessed improvement
$54,222,000
Land market value
$21,240,000
Improvement market value
$54,222,000
Total market value
$75,462,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2016
Construction
CONCRETE
Heating
CENTRAL
Stories
5
Total area
240,700 SF
Lot
0.98 ac (42,480 SF)
Zoning code
SM-UP 85 (M)
APN
198920-0680
UPID
US90-1649135
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
SM-UP 85 (M) · Seattle, WA
Zoning SM-UP 85 (M) · permitted uses
SM-UP 85 (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
2016
Construction
CONCRETE
Heating
CENTRAL
Stories
5
Lot
0.98 ac
Current owner
From public records · entity-resolved
Harrison Street Holdings LLC
Entity
Mailing address
1000 2ND AVE STE #1800, SEATTLE, WA 98104-3619
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2017
—
Harrison Street Holdings LLC
—
Deed
related
$71,800,000 · Miscellaneous Ins Co
Sep 24, 2015
—
Harrison Street Holdings LLC
—
Deed Of Trust
related
$71,800,000 · Miscellaneous Ins Co
Apr 24, 2015
$6,600,000
Harrison Street Holdings LLC
Enak Family LLC
Warranty Deed
—
Apr 24, 2015
—
Enak Family LLC
Tak Memorial Trust
Quit Claim Deed
related
—
Mar 6, 2015
—
Tak Memorial Trust
Jacobs Christina M
Warranty Deed
—
Mar 5, 2015
—
Elsie J Kane
Kane Thomas A
Quit Claim Deed
—
Sep 25, 2008
—
Enak Family LLC
Kane,thomas A
Quit Claim Deed
related
—
May 12, 2004
—
Thomas A Kane
Kane,thomas A & Elsa V
Quit Claim Deed
related
—
Jan 8, 2003
—
Timothy A Kane
Kane,thomas A & Elsa V
Quit Claim Deed
related
—
Jul 30, 1997
$650,000
Kane,elsa V
Andersen,gloria
Trustees Deed
$1,000,000 · Seafirst Bank
Jul 30, 1997
—
Kane,thomas A & Elsa V
Harrison Street Associates
Trustees Deed
related
—
—
—
Harrison Street Holdings LLC
—
Loan Modification
related
$71,800,000 · Miscellaneous Ins Co
—
—
Thomas A Kane
—
Deed Of Trust
related
$1,100,000 · Washington Mutual Fsb
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.
Try Rey
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