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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Investment properties
5500 Rainier S Ave Seattle, WA 98118-2441
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-1297498
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1962
Construction
FRAME
Total area
4,419 SF
Lot
0.11 ac (4,885 SF)
Zoning code
NC2-55 (M)
APN
333050-0720
UPID
US90-1297498
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
-
Seattle Home Buyer Real Estate Agency
-
Vel Dyke Realty Inc Real Estate Agency
-
Columbia Modern Living Property Management Company
-
Cheryl Webber, VelDyke Realty Inc. Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.28M
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
$998k
Blend (final)
Blend
$1.28M
Owner & transaction history
Studio Mcm LLC · 2 yrs held
Studio Mcm LLC
since 2024
Last sale
$1.3M
4 recorded transactions
Zoning & alternative use
NC2-55 (M) · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+32.8%
Retail stores
$1.8M
+29.4%
Office building
$1.6M
+14.0%
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
$1,275,000
ML approach
$1,275,000
CAP Approach
CAP Return
Estimation
6%
$1,245,000
6.5%
$1,145,000
7%
$1,065,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,370,000
Current use
AUTO REPAIR, GARAGE
$1,820,000
Change: +33% · Conversion: Difficult
RETAIL STORES
$1,770,000
Change: +29% · Conversion: Easy
OFFICE BUILDING
$1,560,000
Change: +14% · Conversion: Easy
MEDICAL BUILDING
$1,520,000
Change: +11% · Conversion: Easy
WAREHOUSE, STORAGE
$1,305,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±10% · vs last sale $1.28M (May 17 2024)
Last sale anchor
$1.28M
May 17 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
$289 / 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
$9,388
Tax year 2024
Assessed value
$896,400
Assessed 2023
Previous assessed
$896,400
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$635,000
Assessed improvement
$261,400
Land market value
$635,000
Improvement market value
$261,400
Total market value
$896,400
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1962
Construction
FRAME
Heating
FORCED AIR
Stories
2
Total area
4,419 SF
Lot
0.11 ac (4,885 SF)
Zoning code
NC2-55 (M)
APN
333050-0720
UPID
US90-1297498
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NC2-55 (M) · Seattle, WA
Zoning NC2-55 (M) · permitted uses
NC2-55 (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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1962
Construction
FRAME
Heating
FORCED AIR
Stories
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Studio Mcm LLC
Entity
Mailing address
5500 RAINIER AVE S, SEATTLE, WA 98118-2441
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
May 17, 2024
$1,275,000
Studio Mcm LLC
Veidwyk Hillman City LLC
Warranty Deed
$870,000 · Seattle Bank
Oct 5, 2009
—
Veldwyk Hillman City LLC
Veldwyk,jean D
Quit Claim Deed
related
—
Dec 28, 1995
—
Veldwyk Hillman City LLC
Veldwyk,jean D
Quit Claim Deed
related
—
—
—
Jean D Veldwyk
—
Deed Of Trust
related
$43,000 · Continental Savings Bank
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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