Scenario A

Turnkey Premium

12 properties

Move-in ready — meets all hard criteria.

A Turnkey
110 Smith St
Queen Anne · 98109
$2.30M
4 bd
3 ba
4,044 sqft
Lot 5,618 sqft
Built 1923
Concerns
None captured
Positives
None captured
Recommendation
Private back deck is a plus.
Generated April 11, 2026
A Turnkey Premium
14050 Hilltop Ln NW
Broadview (Llandover by the Sound) · 98177
$2.27M
4 bd
2.5 ba
3,050 sqft
Lot 27,542 sqft
Built 1965
Concerns
  • Ranch — no 2nd floor bedrooms
  • 1965 rambler layout
  • Price above Scenario A ceiling
Positives
  • Exceptional lot size
  • Sound + mountain views
  • Renovated kitchen
  • White oak floors
  • 2-car garage
Recommendation
Worth touring with eyes open on the layout question.
Generated April 22, 2026
A Turnkey
2313 N 39th St
Wallingford · 98103
$2.25M
4 bd
2.5 ba
2,930 sqft
Lot 6,950 sqft
Built 2001
Concerns
None captured
Positives
None captured
Recommendation
Tour quickly if school district is a priority driver.
Generated April 11, 2026
A Turnkey
2528 1st Ave W
Queen Anne · 98119
$1.79M
4 bd
3 ba
3,120 sqft
Lot 4,800 sqft
Built 1923
Concerns
None captured
Positives
None captured
Recommendation
Worth touring quickly.
Generated April 11, 2026
A Turnkey
2568 28th Ave W
Magnolia · 98199
$1.80M
4 bd
3 ba
3,480 sqft
Lot 6,400 sqft
Built 1925
Concerns
None captured
Positives
None captured
Recommendation
8M.
Generated April 11, 2026
A Turnkey
3002 NW 70th Street
Sunset Hill · 98117
$1.98M
5 bd
3 ba
3,200 sqft
Lot 7,501 sqft
Built 1949
Concerns
None captured
Positives
None captured
Recommendation
Worth touring to answer those questions; the specs and location are strong enough that this should be near the top of the list.
Generated April 11, 2026
A Turnkey Premium
307 W Highland Dr
Queen Anne · 98119
$2.45M
5 bd
3 ba
4,120 sqft
Lot — sqft
Built —
Concerns
  • $250K above Scenario A price cap
  • 49 DOM — stale, market resistance
  • Layout unknown — 1928 may be compartmentalized
Positives
  • 10ft cathedral ceilings
  • 5 beds — in-law suite potential
  • Exceptional SW views
  • 2-car garage
  • 4,120 sqft — well over minimum
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
A Turnkey
3227 Magnolia Blvd W
Magnolia · 98199
$1.52M
5 bd
2.5 ba
2,854 sqft
Lot 7,490 sqft
Built 1954
Concerns
None captured
Positives
None captured
Recommendation
Could be a C/A hybrid.
Generated April 11, 2026
A Turnkey Premium
3629 35th Ave W
Magnolia · 98199
$2.35M
5 bd
3.5 ba
4,020 sqft
Lot 6,000 sqft
Built 2016
Concerns
  • Price � $2,350,000 is $150K above A ceiling ($2.2M)
Positives
None captured
Recommendation
If the Magnolia peninsula works for the family, this is the top A candidate.
Generated April 18, 2026
A Turnkey Premium
7533 Earl Ave NW — Seattle 98117
$2.23M
4 bd
4.5 ba
3,439 sqft
Lot — sqft
Built 2026
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
A Turnkey Premium
936 N 93rd St
$1.20M
5 bd
3.5 ba
3,540 sqft
Lot 4,805 sqft
Built 2002
Concerns
  • ️ 67 DOM — market not absorbing
  • ️ Price ~$750K below Scenario A range
Positives
  • Full MIL suite w/ private entrance
  • In-law kitchen + laundry
  • 5 bedrooms — space for family
  • 3-car garage
  • 2002-built — modern construction
Recommendation
No recommendation captured — re-run analysis.
Generated April 22, 2026
A Turnkey
937 N 71st St
Green Lake · 98103
$1.90M
4 bd
3 ba
3,742 sqft
Lot 8,448 sqft
Built 1940
Concerns
None captured
Positives
None captured
Recommendation
High priority to tour.
Generated April 11, 2026
Scenario B

Near-Miss Value

12 properties

Close to A — one compromise on price, beds, sqft or condition.

B Near-Miss Value
Open House
2833 NW 71st St
Sunset Hill · Ballard · 98117
$1.68M
4 bd
4 ba
2,610 sqft
Lot 5,001 sqft
Built 1915
3 open houses
Fri Apr 245:00 PM – 7:00 PMSat Apr 2511:00 AM – 1:00 PMSun Apr 261:00 PM – 3:00 PM
Offers reviewed Mon Apr 28
Concerns
  • no garage (driveway only)
  • sqft just shy of A (2,610 vs 2,800)
  • 1915 vintage — monitor for surprises
Positives
  • Sunset Hill location
  • 4 full baths (rare)
  • full remodel 2016
  • 1915 craftsman charm
  • south-facing fenced yard
Recommendation
Worth putting on the list.
Generated Apr 22, 2026
B Move-In Ready / Light Updates
1101 NW 59th Street
Sunset Hill / West Woodland · 98107
$1.45M
3 bd
4 ba
4,002 sqft
Lot 5,000 sqft
Built 1991
Concerns
  • Garage converted to hobby space — may need conversion back for parking
  • Only 3 bedrooms despite 4,002 sqft — verify if additional rooms could serve as bedrooms
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated April 13, 2026
B Near-Miss Value
1114 2nd Ave N
East Queen Anne · 98109
$2.19M
3 bd
2 ba
2,740 sqft
Lot 5,220 sqft
Built 1938
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
B Near-Miss Value
1536 Thorndyke Ave W
Magnolia · 98199
$1.58M
4 bd
2.5 ba
2,590 sqft
Lot 5,750 sqft
Built 1930
Concerns
  • 1930 vintage — ongoing maintenance
  • sqft discrepancy — verify
  • priced below range — investigate why
  • 2.25 bath vs 2.5 — confirm on tour
Positives
  • brick Tudor charm
  • fully updated systems
  • 4-bed layout
  • 2 covered spots
  • patio + fire pit
Recommendation
Listed today, so you're early.
Generated Apr 22, 2026
B Near-Miss Turnkey
2518 36th Ave W
Magnolia · 98199
4 bd
3 ba
2,360 sqft
Lot 5,807 sqft
Built 1947
Concerns
None captured
Positives
None captured
Recommendation
Worth a tour to assess the lower-level feel and confirm the above-grade living ratio — if the lower level reads as a true bonus/ADU rather than a compromised basement, this is a compelling value play.
Generated Apr 22, 2026
B Near-Miss Value
2833 W Viewmont Way W
Magnolia / Briarcliff · 98199
$2.38M
4 bd
3 ba
3,600 sqft
Lot 8,609 sqft
Built 1948
Concerns
  • Baths � 3 ba (misses Scenario A 2.5-ba; only 1 full bath confirmed � verify)
  • Price � $2,385,000 is $185K above A/B ceiling ($2.2M)
  • Age � 1948 original build; renovation quality is key unknown
Positives
None captured
Recommendation
Worth a tour to assess renovation quality � if it holds up, the lot size alone makes it worth serious consideration.
Generated April 18, 2026
B Near-Miss Value
3510 W Commodore Way
$2.39M
5 bd
3 ba
2,660 sqft
Lot 7,858 sqft
Built 1973
Concerns
  • ️ 1973 build — waterfront maintenance considerations
  • ️ ADU split — layout unclear without tour
  • ️ 89 DOM — stale
  • ️ $898/sqft — very high for the market
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
B Near-Miss Value
4322 29th Ave W
$719
3 bd
3 ba
8,430 sqft
Lot 8,430 sqft
Built —
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated April 22, 2026
B Near-Miss Value
505 W Kinnear Pl
$2.18M
4 bd
3 ba
2,570 sqft
Lot 6,125 sqft
Built 1957
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
B Near-Miss Value
6737 27th Ave NW
$1.40M
5 bd
3 ba
2,920 sqft
Lot 5,100 sqft
Built 1927
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
B Near-Miss Value
7506 18th Ave NW
Loyal Heights · 98117
$2.25M
5 bd
. ba
3,315 sqft
Lot 3,840 sqft
Built 2025
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
B Near-Miss Value
8711 28th Ave NW
$1.60M
5 bd
. ba
2,667 sqft
Lot 6,500 sqft
Built 1942
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
Scenario C

Renovation Upside

7 properties

Solid bones, renovation budget baked in.

C Renovation Upside
10520 11th Ave NW
Blue Ridge · 98177
$1.29M
5 bd
2.5 ba
3,140 sqft
Lot 6,300 sqft
Built 1955
Concerns
  • Classic 1955 layout — likely compartmentalized
  • 2 of 5 beds in daylight basement
  • 70-year-old build — unknown systems condition
Positives
  • Garage (4 spaces)
  • Large lot 6,300 sqft
  • Oak hardwood floors
  • 5 beds — room for in-law suite + kids
  • 2.5 baths
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 21, 2026
C The Project
2106 NW 77th St
Sunset Hill / Loyal Heights · 98117
$988,000
4 bd
2.0 ba
1,880 sqft
Lot 4,510 sqft
Built 1940
Concerns
  • 2.0 baths — below 2.5 strong preference
  • 1,880 sqft — below global 2,200 target and well below 2,800 ideal
  • Listing status unclear — may be off-market or recently sold. Verify before pursuing.
Positives
None captured
Recommendation
If active and accurately priced, this is worth a look.
Generated April 12, 2026
C Renovation Upside
215 W Kinnear Pl
$1.40M
5 bd
3 ba
3,420 sqft
Lot — sqft
Built —
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
C Renovation Upside
2926 W Blaine St
Southeast Magnolia · 98199
$1.45M
3 bd
2 ba
3,360 sqft
Lot 5,000 sqft
Built 1925
Concerns
None captured
Positives
None captured
Recommendation
If the main floor is closed off and most of the bonus space is below grade, pass immediately.
Generated Apr 22, 2026
C Renovation Upside
3244 NW 64th St
Seattle · 98107
4 bd
9 ba
2,430 sqft
Lot — sqft
Built —
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated April 17, 2026
C The Project: Buy & Renovate
3511 NW 67th St
Sunset Hill · Ballard · 98117
4 bd
3 ba
2,230 sqft
Lot 8,500 sqft
Built 1953
Concerns
None captured
Positives
None captured
Recommendation
Listed today and already popular on Redfin (top 10% views) — expect interest.
Generated April 12, 2026
C Renovation Project
7032 12th Avenue NW
Ballard / Crown Hill · 98117
$1.25M
3 bd
2 ba
2,370 sqft
Lot 5,000 sqft
Built 1931
Concerns
  • Tudor style — compartmentalized layout is a significant negative per strongest preferences
  • Only 2 baths — below the 2.5 strongly-preferred threshold
  • 1931 build — will need significant systems/renovation investment
Positives
None captured
Recommendation
Worth a drive-by to assess the exterior condition and renovation feasibility, but temper expectations on the floor plan.
Generated Apr 12, 2026
Scenario D

Rebuild / Land Play

1 property

Buy for the lot; plan to rebuild.

D Rebuild/Land Play
717 N 73rd St
Phinney Ridge · 98103
$1
3 bd
2 ba
1,300 sqft
Lot 6,120 sqft
Built 1906
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 21, 2026
Scenario –

Review

8 properties

Older analysis format — re-run to refresh.

Excluded
1526 NW 53rd St
$1.10M
5 bd
2 ba
2,680 sqft
Lot — sqft
Built 1908
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
Excluded
347 N 103rd St, Seattle, WA 98133
Greenwood / Haller Lake · 98133 · 98133
5 bd
3 ba
2,250 sqft
Lot 3,844 sqft
Built 2005
Concerns
None captured
Positives
None captured
Recommendation
Worth noting the open houses this weekend if Peter wants to explore beyond the core search zone, but this doesn't clear the filters.
Generated April 12, 2026
Excluded
4240 W Cramer St
Lawton Park / Lawtonwood · Magnolia · 98199
$1.69M
2 bd
2 ba
2,920 sqft
Lot — sqft
Built 1928
Concerns
  • ️ Primary suite on main floor (not upper)
  • ️ Carport, not enclosed garage
  • ️ 1928 vintage — compartmentalized layout likely
  • ❌ Only 2 bedrooms
Positives
  • 🌟 Extraordinary lot (33,000+ sqft)
  • 🪵 Original hardwood floors
  • 🍳 Updated eat-in kitchen
  • 🔥 Wood-burning fireplace
  • 🌿 Lawtonwood enclave — private, cherished
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
Excluded
6058 34th Ave NE, Seattle, WA 98115
4 bd
. ba
1,960 sqft
Lot — sqft
Built —
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated April 16, 2026
Excluded
631 W Emerson St
North Queen Anne · 98119
$995,000
4 bd
2.5 ba
1,834 sqft
Lot 1,745 sqft
Built 2025
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
Excluded
7342 20th Ave NW
$2.18M
5 bd
3.5 ba
4,500 sqft
Lot — sqft
Built —
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated Apr 22, 2026
Excluded
7345 17th Ave NW, Seattle, WA 98117
Loyal Heights · King County
$1.60M
5 bd
4 ba
2,950 sqft
Lot 4,080 sqft
Built 1902
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated April 17, 2026
Excluded
810 W Lee St
Queen Anne · 98119
3 bd
2.5 ba
2,080 sqft
Lot 2,156 sqft
Built 2013
Concerns
None captured
Positives
None captured
Recommendation
No recommendation captured — re-run analysis.
Generated April 12, 2026