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Property profile & analytics
OFF-MARKET
Estimated value
$2,150,000
Investment properties
8320 Rainier S Ave Seattle, WA 98118-4662
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US90-0837998
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1921
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,320 SF
Lot
0.3 ac (12,985 SF)
Zoning code
LR3 RC (M)
APN
333600-0085
UPID
US90-0837998
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
by Request
CAP Approach
CAP
$2.42M
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$2.15M
Owner & transaction history
Cy & Y Ent LLC · 14 yrs held
Cy & Y Ent LLC
since 2012
7 recorded transactions
Zoning & alternative use
LR3 RC (M) · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.3M
+14.5%
Office building
$3.3M
+14.0%
Medical building
$3.2M
+11.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,620,000
6.5%
$2,420,000
7%
$2,245,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,890,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,305,000
Change: +14% · Conversion: Moderate
OFFICE BUILDING
$3,295,000
Change: +14% · Conversion: Easy
MEDICAL BUILDING
$3,205,000
Change: +11% · Conversion: Easy
WAREHOUSE, STORAGE
$2,755,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.15M
Range $1.94M – $2.37M · ±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
$231 / 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
$30,370
Tax year 2022
Assessed value
$3,437,300
Assessed 2022
Previous assessed
$3,437,300
+0.0% YoY
Effective rate
0.88%
On assessed value
Assessed land
$1,038,800
Assessed improvement
$2,398,500
Land market value
$1,038,800
Improvement market value
$2,398,500
Total market value
$3,437,300
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
1921
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Cooling
CENTRAL
Buildings
2
Stories
3
Units
10
Total area
9,320 SF
Lot
0.3 ac (12,985 SF)
Zoning code
LR3 RC (M)
APN
333600-0085
UPID
US90-0837998
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
LR3 RC (M) · Seattle, WA
Zoning LR3 RC (M) · permitted uses
LR3 RC (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
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.3M
OFFICE BUILDING
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.2M
WAREHOUSE, STORAGE
Est. value
$2.8M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1921
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Cooling
Yes
Stories
3
Buildings
2
Units
10
Lot
0.3 ac
Current owner
From public records · entity-resolved
Cy & Y Ent LLC
Entity
Mailing address
5701 92ND PL SW, MUKILTEO, WA 98275-3660
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2012
$1,675,000
Cy & Y Ent LLC
Dang,hieu D & Chinh N
Warranty Deed
$625,000 · Hieh D & Chinh N Dang
Feb 27, 1998
$464,000
Hieu D Dang
Veldwyk,jean D
Grant Deed
$348,000 · Seller
Aug 23, 1996
$211,473
Jean D Veldwyk
Olund,donald J
Grant Deed
—
Dec 30, 1993
$230,000
Donald J Olund
Mindenbergs,jurl
Grant Deed
$200,000 · Individual
—
—
Jean D Veldwyk
—
Deed Of Trust
related
$690,000 · Wells Fargo Bank Northwest NA
—
—
Hieu D Dang
—
Deed Of Trust
related
$300,000 · Cathay Bank
—
—
Hieu D Dang
—
Deed Of Trust
related
$450,000 · Cathay Bank
—
—
Hieu D Dang
—
Deed Of Trust
related
$581,000 · Cathay 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.
Try Rey
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