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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Turn key restaurants
9646 16th SW Ave, Seattle, WA 98106-2827
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-3150622
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1937
Construction
WOOD
Total area
1,260 SF
Lot
0.14 ac (5,912 SF)
Zoning code
CBSO
APN
320380-0165
UPID
US90-3150622
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
-
Pho-S Restaurant
-
Backseat Hotel Church Mosque
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$830k
Owner & transaction history
Hai Van Luu · 2 yrs held
Hai Van Luu
since 2023
Last sale
$825,000
7 recorded transactions
Zoning & alternative use
CBSO · 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
$825,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$660,000
Current use
COMMERCIAL (GENERAL)
$640,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $825k (Dec 14 2023)
Last sale anchor
$825k
Dec 14 2023
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
$659 / 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
$9,400
Tax year 2022
Assessed value
$787,000
Assessed 2022
Previous assessed
$787,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$206,900
Assessed improvement
$580,100
Land market value
$206,900
Improvement market value
$580,100
Total market value
$787,000
Applied tax rate
3,850.0000
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
1937
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Buildings
2
Stories
1
Total area
1,260 SF
Lot
0.14 ac (5,912 SF)
Zoning code
CBSO
APN
320380-0165
UPID
US90-3150622
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CBSO · Seattle, WA
Zoning CBSO · permitted uses
CBSO · 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
$660,000
COMMERCIAL (GENERAL)
Est. value
$640,000
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
1937
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Hai Van Luu
Individual
Mailing address
9646 16TH AVE SW, SEATTLE, WA 98106-2827
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Dec 14, 2023
—
Hai Van Luu
Hai Luu
Intrafamily Transfer
related
—
Aug 16, 2021
—
Hai Van Luu
—
Deed
related
$600,000 · First Financial Northwest Bank
Jan 21, 2020
—
Hai Luu
—
Deed
related
$600,000 · Reibman D & C F/tr (pt)
Jan 9, 2020
$825,000
Hai Luu
David & Reibman C F/tr
Warranty Deed
$600,000 · Reibman D & C F/tr (pt)
Jan 9, 2020
—
David S Reibman
Robert G Beyers
Grant Deed
—
Oct 30, 2014
—
Reibman,david & Carrie Trust
Reibman David & Carrie Trust
Quit Claim Deed
related
—
—
—
Hai Luu
—
Deed Of Trust
related
$600,000 · Reibman D & C F/tr (pt)
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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