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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Assisted living facilities
5917 Soundview Dr Gig Harbor, WA 98335-2045
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1595350
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
WOOD FRAME
Total area
3,399 SF
Lot
0.41 ac (17,952 SF)
Zoning code
R-2
APN
7580000943
UPID
US90-1595350
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
-
Soundview Adult Family Home Retirement Community Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$670k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$843k
Blend (final)
Blend
$635k
Owner & transaction history
Usha Mccollum · 4 yrs held
Usha Mccollum
since 2021
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
R-2 · Gig Harbor, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+68.8%
Warehouse, storage
$1.0M
+64.5%
Medical building
$935,000
+51.3%
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 Gig Harbor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gig Harbor 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
$665,000
ML approach
$670,000
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)
$615,000
Current use
RETAIL STORES
$1,040,000
Change: +69% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,015,000
Change: +64% · Conversion: Difficult
MEDICAL BUILDING
$935,000
Change: +51% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $600k (Aug 16 2021)
Last sale anchor
$600k
Aug 16 2021
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
$187 / 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
$6,745
Tax year 2024
Assessed value
$795,000
Assessed 2024
Previous assessed
$795,000
+0.0% YoY
Effective rate
0.85%
On assessed value
Assessed land
$274,000
Assessed improvement
$521,000
Land market value
$274,000
Improvement market value
$521,000
Total market value
$795,000
Applied tax rate
75.0000
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
1999
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
1
Units
3
Total area
3,399 SF
Lot
0.41 ac (17,952 SF)
Zoning code
R-2
APN
7580000943
UPID
US90-1595350
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
R-2 · Gig Harbor, WA
Zoning R-2 · permitted uses
R-2 · Gig Harbor, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gig Harbor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$615,000
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$935,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1999
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
1
Units
3
Lot
0.41 ac
Current owner
From public records · entity-resolved
Usha Mccollum
Individual
Mailing address
1609 S JACKSON AVE, TACOMA, WA 98465-1320
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2021
$600,000
Usha Mccollum
Smp LLC
Warranty Deed
$400,000 · American Pacific Mortgage Corp
Sep 25, 2018
—
Smp LLC
Plessner,steven
Quit Claim Deed
related
—
Jul 23, 2018
$829,719
Steven Plessner
Haewon T Choe
Warranty Deed
$624,000 · American Pacific Mortgage
Jul 20, 2018
—
Haewon T Choe
Choe,kichin
Quit Claim Deed
related
—
Jul 12, 2018
—
Haewon T Choe
Vasilatos,tom & Charlotee E
Grant Deed
related
—
Dec 29, 2010
—
Haewon T Choe
Choe,kichin
Quit Claim Deed
related
—
Feb 5, 2007
$152,888
Kichin Choe
Kichin Choe
Intrafamily Transfer
related
—
May 13, 2003
$420,000
Haewon T Choe
Vasilatos,tom & Charlotte E
Grant Deed
$336,000 · Columbia State Bank
Jul 20, 1998
—
Tom Vasilators
—
Grant Deed
related
$292,000 · Frontier Bank
May 24, 1994
$12,458
Toshie Wright
Siem,olive H
Grant Deed
—
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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