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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Grocery and convenience stores
800 85th St, Seattle, WA 98117-3237
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US90-0098729
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1988
Construction
WOOD
Total area
3,540 SF
Lot
0.38 ac (16,500 SF)
Zoning code
NC1-55 (M)
APN
781870-0435
UPID
US90-0098729
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
-
Quick N' Easy Liquor & Wine (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
ATM (Quick NE-Z Food) Grocery & Convenience Store
-
St. Catherine of Siena Gym High School
-
Shell Grocery & Convenience Store
-
Amazon Locker - Sleepyhead Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$920k
Comparable Approach
Comparable
$771k
Blend (final)
Blend
$665k
Owner & transaction history
Pavn Properties LLC · 20 yrs held
Pavn Properties LLC
since 2005
7 recorded transactions
Zoning & alternative use
NC1-55 (M) · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$530,000
+141.7%
Retail stores
$495,000
+127.5%
Office building
$465,000
+113.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$995,000
6.5%
$920,000
7%
$850,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$530,000
Change: +142% · Conversion: Easy
RETAIL STORES
$495,000
Change: +128% · Conversion: Easy
OFFICE BUILDING
$465,000
Change: +114% · Conversion: Moderate
AUTO REPAIR, GARAGE
$455,000
Change: +109% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±10%
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
$188 / 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
$32,887
Tax year 2022
Assessed value
$3,727,600
Assessed 2022
Previous assessed
$3,727,600
+0.0% YoY
Effective rate
0.88%
On assessed value
Assessed land
$3,382,500
Assessed improvement
$345,100
Land market value
$3,382,500
Improvement market value
$345,100
Total market value
$3,727,600
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
HEAT PUMP
Stories
1
Total area
3,540 SF
Lot
0.38 ac (16,500 SF)
Zoning code
NC1-55 (M)
APN
781870-0435
UPID
US90-0098729
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NC1-55 (M) · Seattle, WA
Zoning NC1-55 (M) · permitted uses
NC1-55 (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)
Est. value
$530,000
RETAIL STORES
Est. value
$495,000
OFFICE BUILDING
Est. value
$465,000
AUTO REPAIR, GARAGE
Est. value
$455,000
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1988
Construction
WOOD
Heating
HEAT PUMP
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Pavn Properties LLC
Entity
Mailing address
800 NW 85TH ST, SEATTLE, WA 98117-3237
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2025
—
Pavn Properties
—
Deed
related
$123,000 · Sun Pacific Energy INC
Aug 12, 2005
$1,120,000
Pavn Properties LLC
Barry J Coleman
Warranty Deed
$1,167,000 · Business Loan Center LLC
Jul 13, 1994
$635,000
Barry J Coleman
85th Associates
Grant Deed
—
—
—
Pavn Properties LLC
—
Deed Of Trust
related
$516,000 · Northwest Busn Dev Assn
—
—
Pavn Properties LLC
—
Deed Of Trust
related
$1,183,131 · United Commercial Bank
—
—
Pavn Properties LLC
—
Deed Of Trust
related
$621,817 · Peoples Bank & Trust
—
—
Barry J Coleman
—
Deed Of Trust
related
$410,000 · Sterling 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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