10520 11th Ave NW — Property Card

Property Details

List Price	$1,295,000
Beds / Baths	5 bd / 2.5 ba
Living Area	3,140 sqft
Lot Size	6,300 sqft
Year Built	1955
$/sqft	$412/sqft
Garage	Yes — 4 parking spaces
Days on Market	1 (listed 2026-04-20)
MLS #	2507384
Agent	Mike Scanes · Best Choice Realty LLC
Buyer Comp	2%
Status	Active

Redfin Zillow Map View

Neighborhood Map

Exclusion Checks

✅ ZIP code 98177 — Blue Ridge / Broadview (target)

✅ Arterial street 11th Ave NW — not on excluded arterials list

✅ Olympic Manor zone lon −122.3699 is east of −122.377 threshold — not excluded

✅ Property type Single Family Residential

✅ Listing status Active (1 DOM)

✅ Bedrooms 5 beds ≥ 3 minimum

✅ Bathrooms 2.5 ba ≥ 2 minimum (meets 2.5 preferred)

✅ Living area 3,140 sqft ≥ 2,200 minimum (exceeds 2,800 target)

✅ Lot size 6,300 sqft ≥ 4,500 minimum

⚠️ Rental framing Description mentions rental income / short-term lease potential — soft flag, not excluded (primary use is SFR)

Scenario Classification

Scenario	🔵 C — Renovation Upside (Oversized)
Price	$1,295,000 — within Scenario C range ($1.15M–$1.45M)
C sqft min	1,800 sqft required → 3,140 sqft (exceeds by 74%)
C lot min	4,500 sqft required → 6,300 sqft (exceeds by 40%)
A spec check	Meets A specs on size/beds/baths/garage, but 1955 build + "value-add" framing = renovation, not turnkey
Renovation budget	~$900K headroom to $2.2M all-in total

Preference Signals

✓ Garage (4 spaces) ✓ Large lot 6,300 sqft ✓ Oak hardwood floors ✓ 5 beds — room for in-law suite + kids ✓ 2.5 baths ✓ Near Carkeek Park ✓ Bonus outbuilding (studio/office) ✓ Sauna ⚠ Classic 1955 layout — likely compartmentalized ⚠ 2 of 5 beds in daylight basement ⚠ 70-year-old build — unknown systems condition ~ Rental/investment framing in description

Drive Times

Pending Enrichment Drive times will be filled in by the listing-enrichment skill.

Biking Times

Pending Enrichment Biking times will be filled in by the listing-enrichment skill.

Walkability

Pending Enrichment Nearby amenities (coffee, restaurants, grocery) will be filled in by the listing-enrichment skill.

Assessment

This is the most compelling Scenario C we've seen on size: 3,140 sqft, 5 beds, 2.5 baths, and a 6,300 sqft lot with a garage — specs that easily meet Scenario A's checklist — priced at $1,295,000 because of its age and condition. With ~$900K of renovation headroom to a $2.2M all-in target, there's a real opportunity to transform a well-located 1955 home in Blue Ridge into something exceptional.

The primary risks are layout and condition. The listing describes a "classic layout" — almost certainly compartmentalized rooms and lower ceilings typical of mid-century construction — which is a significant preference mismatch. Two of the five bedrooms are in the daylight basement, so the above-grade bedroom count is likely 3, not 5. At 70 years old, expect material investment in systems (electrical, plumbing, roof), on top of whatever layout reconfiguration is needed to open the main floor.

Verdict: Worth touring. The size-to-price ratio is exceptional for Blue Ridge and the lot is large. The open house Saturday is ideal for a fast first look. Go in with eyes wide open on layout — if the bones support an open main floor rework, this could be a standout project. If the layout is structurally constrained, pass.

Listing Description

Located in the highly desirable Green Arbor neighborhood, this 5 bedroom, 3,140 square foot home offers exceptional flexibility for both living and investment. The daylight basement—featuring two bedrooms and a full second kitchen—opens the door to multi-generational living, rental income, or short- and long-term leasing opportunities. A good-sized sauna and a bonus outbuilding, ideal for an office or art studio, add even more versatility. The main floor living space showcases original oak hardwoods, double pane windows, and a classic layout that provides a strong foundation for value-add improvements or thoughtful modernization. Buyers will appreciate the walkable access to Carkeek Park's trails and waterfront, convenient proximity to shopping and dining, and the neighborhood's welcoming community feel.