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Property profile & analytics
OFF-MARKET
Estimated value
$7,950,000
Distribution centers
818 Dakota St Seattle, WA 98108-5228
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-3019233
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
29,091 SF
Lot
0.63 ac (27,520 SF)
Zoning code
IG2 U/85
APN
788610-1215
UPID
US90-3019233
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.14M
CAP Approach
CAP
$4.92M
Comparable Approach
Comparable
$9.50M
Blend (final)
Blend
$7.95M
Owner & transaction history
J & J Sodo LLC · 4 yrs held
J & J Sodo LLC
since 2021
Last sale
$7.9M
7 recorded transactions
Zoning & alternative use
IG2 U/85 · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Municipal Code
Top alternative use upside
Auto repair, garage
$12.0M
+35.0%
Retail stores
$11.7M
+31.6%
Apartment house (5+ units)
$10.3M
+16.4%
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
$7,870,000
ML approach
$8,135,000
CAP Approach
CAP Return
Estimation
6%
$5,330,000
6.5%
$4,920,000
7%
$4,570,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,865,000
Current use
AUTO REPAIR, GARAGE
$11,970,000
Change: +35% · Conversion: Easy
RETAIL STORES
$11,665,000
Change: +32% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$10,315,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$10,280,000
Change: +16% · Conversion: Difficult
MEDICAL BUILDING
$10,005,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$7.95M
Range $7.16M – $8.75M · ±10% · vs last sale $7.90M (Dec 7 2021)
Last sale anchor
$7.90M
Dec 7 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
$273 / 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
$54,400
Tax year 2022
Assessed value
$6,060,100
Assessed 2022
Previous assessed
$6,060,100
+0.0% YoY
Effective rate
0.90%
On assessed value
Assessed land
$1,513,600
Assessed improvement
$4,546,500
Land market value
$1,513,600
Improvement market value
$4,546,500
Total market value
$6,060,100
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Total area
29,091 SF
Lot
0.63 ac (27,520 SF)
Zoning code
IG2 U/85
APN
788610-1215
UPID
US90-3019233
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
IG2 U/85 · Seattle, WAZoning IG2 U/85 · permitted uses
IG2 U/85 · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Municipal Code
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$12.0M
RETAIL STORES
Est. value
$11.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.3M
OFFICE BUILDING
Est. value
$10.3M
MEDICAL BUILDING
Est. value
$10.0M
WAREHOUSE, STORAGE Current
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
J & J Sodo LLC
Entity
Mailing address
405 114TH AVE SE STE #300, BELLEVUE, WA 98004-6475
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 7, 2021
$7,900,000
J & J Sodo LLC
Scg Smartcap 818 Dakota Vf2 LLC
Warranty Deed
—
Sep 30, 2020
$5,425,000
Smartcap 818 Dakota Vf2 LLC
818 Dakota LLC
Warranty Deed
$3,450,000 · Heritage Bank
May 17, 2017
—
818 Dakota LLC
—
Deed
related
$645,555 · Wells Fargo Bank NA
Jun 30, 2006
$2,550,000
818 Dakota LLC
Mascio LLC
Warranty Deed
$1,275,000 · Bank Of America
Oct 7, 2005
$2,150,000
Mascio LLC
Marush LLC
Warranty Deed
$1,848,000 · General Electric Capital Corp
Mar 8, 2002
—
Charles Marush LLC
Epc Holdings 546 LLC
Grant Deed
related
—
Feb 15, 2002
$1,500,000
Marush LLC
Sound Properties LLC
Grant Deed
$1,410,000 · Bank Of America
Dec 29, 1999
—
Sound Properties LLC
Raab Trust
Grant Deed
related
—
Feb 12, 1988
—
Harriette W Raab
Raab,harriette W
Grant Deed
related
—
—
—
818 Dakota LLC
—
Deed Of Trust
related
$1,052,000 · Rural Housing & Community Dev
—
—
818 Dakota LLC
—
Deed Of Trust
related
$350,000 · Seattle 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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