8711 28th Ave NW
North Beach · Seattle, WA 98117 · Ballard
Property Details
| List Price | $1,599,000 |
| Price / sqft | $599/sqft |
| Living Area | 2,667 sqft (⚠ 133 sqft below 2,800 Scenario A min) |
| Lot Size | 6,500 sqft ✅ (well above 4,500 min) |
| Bedrooms | 5 (2 main · 1 upper/primary · 2 lower level) |
| Bathrooms | 3 (1 main · 1 upper ensuite · 1 lower level) |
| Year Built | 1942 — down-to-studs renovation (permitted) |
| Garage | 1-car detached, EV-ready + 5-car driveway |
| Days on Market | 26 |
| Property Type | Single Family Residential |
| Listing Status | Active |
| MLS # | 2497270 |
| Agent | Waichak Luk |
| Brokerage | Kelly Right RE of Seattle LLC |
| Buyer's Agent Comp | 2.5% |
| Coordinates | 47.6924247, -122.3932718 |
Criteria Check
✅
Target ZIP (98117)
Ballard / North Beach — prime target area
✅
Street — Not Excluded Arterial
28th Ave NW is not on the arterial exclusion list
✅
Not in Olympic Manor Zone
lat 47.6924 < 47.693 threshold → passes (barely, but passes)
✅
Property Type: Single Family
Single Family Residential — not a condo, townhome, or duplex
✅
Bedrooms: 5 ≥ 3 min
5 total; note 2 are in finished lower level
✅
Bathrooms: 3 ≥ 2 min (2.5 preferred)
3 full baths — meets and exceeds preference
✅
Lot: 6,500 sqft ≥ 4,500 min
Excellent lot — 44% above minimum
⚠️
Living Area: 2,667 sqft — below 2,800 Scenario A minimum
133 sqft short of the 2,800 Scenario A threshold → classifies as Scenario B. Above 2,200 global minimum. Note: with a finished lower level, above-grade sqft may be ~1,700–1,900.
✅
Garage: 1-car detached (EV-ready)
Meets Scenario A garage requirement; plus 5-car driveway
✅
Primary Suite on Upper Floor
Primary on upper level with vaulted ceilings + ensuite (built-in bench, double vanity) — strong preference match
✅
In-Law Suite Potential
Fully finished lower level: private entrance, living area, 2 beds, full bath, laundry + utility sink — outstanding for Eastern WA family visits
⚠️
Upper Floor Bedroom Layout
Only primary + loft on upper floor; 2 secondary beds are on main floor (not upper). Kids' bedrooms would be on same level as living space, not classic multi-story layout.
⚠️
Price below Scenario B guidance ($1.7M–$2.2M)
At $1.599M, price is ~$100K below Scenario B floor. 26 DOM — not stale, but worth asking why it hasn't moved faster.
✅
Listing Active
Status: Active as of 2026-04-17
ℹ️
Open Floor Plan — Unknown
Description mentions living room "flowing naturally" into dining — could be traditional compartmentalized layout for a 1942 home. Verify on tour.
Preference Signals
✅
In-Law Suite
Top preference — private lower level with separate entrance, 2 beds, bath, laundry is exactly what's wanted for Eastern WA family visits. Possibly the best in-law setup seen in this search.
✅
Vaulted Ceilings (Primary)
Upper-level primary bedroom has vaulted ceilings — strong preference match
✅
Updated Kitchen
Quartz countertops, stainless appliances, shaker cabinets — meets preference for updated kitchen
✅
Deck + Fenced Yard
Deck + fully fenced yard with new landscaping — covers outdoor/dog preference
✅
Golden Gardens Park Proximity
Listing calls out proximity to Golden Gardens Park — walkable park access, strong family/dog-walk positive
⚠️
Layout: Formal Dining Mentioned
Description mentions "formal dining area" — may indicate a more compartmentalized layout rather than open kitchen/living. Verify whether you can supervise kids from the kitchen. No feedback data yet to calibrate.
⚠️
No Island Mentioned
Kitchen description omits island — a strong preference. Quartz + shaker cabinets present but island unconfirmed.
ℹ️
Hardwood Floors — Not Mentioned
No flooring specifics in description. A renovation of this depth often includes hardwood, but unconfirmed.
Floor Layout (from Description)
| Upper Level | Primary bedroom (vaulted ceilings) + loft · Ensuite bath (double vanity, bench) |
| Main Level | Living room · Formal dining (glass-front cabinets, wine fridge) · Kitchen · 2 bedrooms · 1 full bath (heated floors) · Deck access |
| Lower Level | Private entrance · Living area · 2 bedrooms · 1 full bath · Laundry w/ utility sink |
| Exterior | 1-car EV-ready detached garage · 5-car driveway · Fully fenced yard · New landscaping |
Bottom-Line Assessment
Scenario B — compelling near-miss, worth touring. This is effectively a Scenario A home minus 133 sqft, priced ~$400K below typical Scenario A range. The 6,500 sqft lot is excellent, the lower level in-law suite (private entrance, 2 beds, full bath, laundry) may be the best such setup seen in this search, and the primary suite has vaulted ceilings with a proper ensuite. The down-to-studs permitted renovation on a 1942 house addresses the main risk of old bones.
Key questions for the tour: (1) How open is the main floor actually? "Formal dining" in a 1942 footprint could mean a compartmentalized layout — need to see if the kitchen has sightlines to the living area for watching kids. (2) What is the above-grade sqft? Lower level likely accounts for 800–1,000 sqft, putting above-grade living at roughly 1,650–1,850 sqft — meaningfully smaller than 2,667 headline. (3) Is there a kitchen island? (4) What's the ceiling height on main level?
Bottom line: At $1.599M with a 6,500 sqft lot, genuine in-law suite, North Beach location, and vaulted primary suite, this is a strong Scenario B candidate. The price below the $1.7M guidance floor and 26 DOM are worth understanding — ask the agent. Tour it.
Drive Times
⏳ Drive time enrichment pending — will be filled in by listing-enrichment skill
Biking Times
⏳ Biking time enrichment pending
Walkability
⏳ Walkability enrichment pending
Signal Verdict (House Links Only)
🏠 8711 28th Ave NW, Seattle 98117 (North Beach)
🟡 SCENARIO B — Near-Miss Value
💰 $1,599,000 | 5 bd / 3 ba | 2,667 sqft
📐 Lot: 6,500 sqft (built 1942, down-to-studs reno)
⚠️ Concerns: 133 sqft below Scenario A minimum (2,667 vs 2,800); secondary bedrooms split across main floor and lower level rather than all on upper floor; price below $1.7M Scenario B floor (worth asking why after 26 days on market); "formal dining" layout may be compartmentalized — verify open kitchen sightlines on tour.
✅ Positives: Best in-law suite setup so far — fully finished lower level with private entrance, 2 beds, full bath, laundry; 6,500 sqft lot is excellent; primary suite with vaulted ceilings and ensuite; 1-car EV-ready garage plus 5-car driveway; permitted down-to-studs renovation; proximity to Golden Gardens Park; updated kitchen with quartz and shaker cabinets.
🔑 Recommendation: Tour it — this is a near-Scenario-A home at an attractive price point with an exceptional in-law suite. The sqft shortfall and layout questions need eyes-on answers.
https://www.redfin.com/WA/Seattle/8711-28th-Ave-NW-98117/home/166887