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Property profile & analytics
OFF-MARKET
Estimated value
$56,010,000
Assisted living facilities
5101 25th NE Ave Seattle, WA 98105-3225
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-1344368
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
119,102 SF
Lot
2.59 ac (112,659 SF)
Zoning code
LR3 (M)
APN
717480-0169
UPID
US90-1344368
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
-
Village Kids Dentistry Dental Office
-
City Eyeworks Physician
-
Sage Salon Hair Salon
-
The Corydon Apartment Building
-
Mamma Melina Ristorante & Pizzeria Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$54.23M
Blend (final)
Blend
$56.01M
Owner & transaction history
Mg At University LLC · 5 yrs held
Mg At University LLC
since 2020
Last sale
$57.1M
6 recorded transactions
Zoning & alternative use
LR3 (M) · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district promotes multi family uses, in a variety of multifamily housing types in multifamily neighborhoods of moderate scale and density. M is the mandatory housing affordability suffix applied to this zone.
Zone name
Lowrise Mandatory Housing Affordability
General category
RESIDENTIAL
Zone area
2,042.31 ac
Source
Realmo
Top alternative use upside
Restaurant
$62.5M
+71.1%
Commercial (general)
$60.3M
+65.0%
Auto repair, garage
$49.0M
+34.2%
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
$55,515,000
ML approach
by Request
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)
$36,525,000
Current use
RESTAURANT
$62,500,000
Change: +71% · Conversion: Difficult
COMMERCIAL (GENERAL)
$60,265,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$49,000,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$47,760,000
Change: +31% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$43,475,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$42,090,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$40,955,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$56.01M
Range $50.41M – $61.61M · ±10% · vs last sale $57.15M (Sep 23 2020)
Last sale anchor
$57.15M
Sep 23 2020
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
$470 / 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
$518,815
Tax year 2022
Assessed value
$61,709,400
Assessed 2022
Previous assessed
$61,709,400
+0.0% YoY
Effective rate
0.84%
On assessed value
Assessed land
$20,503,900
Assessed improvement
$41,205,500
Land market value
$20,503,900
Improvement market value
$41,205,500
Total market value
$61,709,400
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
REFRIGERATOR
Stories
4
Units
226
Total area
119,102 SF
Lot
2.59 ac (112,659 SF)
Zoning code
LR3 (M)
APN
717480-0169
UPID
US90-1344368
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
LR3 (M) · Seattle, WAZoning LR3 (M) · permitted uses
LR3 (M) · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district promotes multi family uses, in a variety of multifamily housing types in multifamily neighborhoods of moderate scale and density. M is the mandatory housing affordability suffix applied to this zone.
Zone name
Lowrise Mandatory Housing Affordability
General category
RESIDENTIAL
Zone area
2,042.31 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$36.5M
RESTAURANT
Est. value
$62.5M
COMMERCIAL (GENERAL)
Est. value
$60.3M
AUTO REPAIR, GARAGE
Est. value
$49.0M
RETAIL STORES
Est. value
$47.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$43.5M
OFFICE BUILDING
Est. value
$42.1M
MEDICAL BUILDING
Est. value
$41.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
4
Units
226
Lot
2.59 ac
Current owner
From public records · entity-resolved
Mg At University LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2020
$57,147,200
Mg At University LLC
Mgp 44 LLC
Warranty Deed
$459,640,000 · Prudential Insurance Of America
Dec 5, 2011
$13,849,449
Mgp 44 LLC
Merrill Gardens At University Villa
Warranty Deed
—
Jun 8, 2006
—
John M Stone
Srmk LLC
Quit Claim Deed
—
Nov 10, 2005
$2,730,000
C 1031 Properties INC
Seattle Eye Building Corp
Warranty Deed
—
—
—
Merrill Gardens Of Univ Vlg LLC
—
Deed Of Trust
related
$8,200,000 · Bank Of America
—
—
Merrill Gardens Of Univ Vlg LLC
—
Deed Of Trust
related
$48,540,000 · Us Bank NA
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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