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Property profile & analytics
OFF-MARKET
Estimated value
$1,530,000
Turn key restaurants
8525 14th S Ave, Seattle, WA 98108-4856
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1017583
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1921
Construction
WOOD
Total area
4,040 SF
Lot
0.09 ac (4,125 SF)
Zoning code
NC3P-55 (M)
APN
788360-7565
UPID
US90-1017583
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
-
MI Fondita Del Itsmo Restaurant
-
Los Mochis Marisquería Restaurant
-
ADVICARS Marketing & Advertising Advertising Agency
-
FAST CLEANER SERVICES Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$990k
Blend (final)
Blend
$1.53M
Owner & transaction history
Omar Leon Cruz · 4 yrs held
Omar Leon Cruz
since 2021
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
NC3P-55 (M) · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,495,000
ML approach
$1,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,120,000
Current use
COMMERCIAL (GENERAL)
$2,045,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$1.53M
Range $1.38M – $1.68M · ±10% · vs last sale $1.50M (Oct 6 2021)
Last sale anchor
$1.50M
Oct 6 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
$379 / 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
$4,351
Tax year 2022
Assessed value
$438,000
Assessed 2022
Previous assessed
$438,000
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$226,800
Assessed improvement
$211,200
Land market value
$226,800
Improvement market value
$211,200
Total market value
$438,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1921
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Stories
2
Total area
4,040 SF
Lot
0.09 ac (4,125 SF)
Zoning code
NC3P-55 (M)
APN
788360-7565
UPID
US90-1017583
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NC3P-55 (M) · Seattle, WA
Zoning NC3P-55 (M) · permitted uses
NC3P-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
RESTAURANT Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.0M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Omar Leon Cruz
Individual
Mailing address
16203 11TH AVE SW, BURIEN, WA 98166-2941
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2021
$1,499,900
Omar Leon Cruz
Venustiano Vasquez
Warranty Deed
$1,499,900 · Venustiano Vasquez Etux
Mar 13, 2002
$245,000
Venustiano Vasquez
Yi,sang K & Miong C
Grant Deed
—
Aug 28, 2001
$195,000
Sang K Yi
Morris,mark M & Hye N
Grant Deed
—
Jul 15, 1999
$192,600
Mark M Morris
Rosellini,albert D
Grant Deed
$157,500 · Seller
—
—
Venustiano Vasquez
—
Deed Of Trust
related
$168,800 · National City Mortgage Co
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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