2311 45th Ave Sw

Seattle, Washington, 98116

Tax DeedpendingSells Oct 10, 2026 · tomorrow

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Beds: 3
Baths: 2
SqFt: 2,160
Lot Size: 6,259
Year Built: 1918
APN: 637950-0495

Property Type: Sfr
Distressed: No
Vacant: No
Owner Type: Individual
Owner Status: Owner Occupied
Length of Ownership: 11 Months
Purchase Method: Financed
County: King

Value

Estimated Value: $1,453,000
County Market Value: $1,192,000; 2025
Assessed Value: $1,192,000; 2025

Mortgage & Debt

Open Mortgages: 1
Estimated Balance: $800,000
Lien Flags: None recorded; RealEstateAPI flags · not a lien search

Last Sale

Public Record: $1,366,000; 10/06/2025
MLS: $1,225,000; 11/06/2025
Document Type: Warranty Deed

Opportunity

Opening Bid: $20,025
Bid / Value: 1%; of $1,453,000
Property Tax 2025: $12,636; annual bill · not the amount owed
Equity (est.): $665,892; 45%
Monthly Rent: $3,100; Suggested rent
Gross Yield: 2.56%

Opening bid

$20,025

Assessed value

$1,192,000

Land $570,000Improvement $622,000

Market / AVM

$1,453,000

Property tax 2025

$12,636

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 9/29/2026

Ownership Information

Owner 1 Name: Cynthia C Bixby
Mailing Address: 2311 45th Ave Sw, Seattle, WA 98116
Owner Type: Individual
Corporate Owned: No

Property Characteristics

Bedrooms: 3
Total Bathrooms: 2
Heating Type

Deal analysis

Date	Status	Price	Days on Market	Agent	Office
10/06/2025	Closed	$1,225,000	57	Cara Mohammadian	Windermere West Metro
09/16/2025	Pending	$1,225,000	6	Cara Mohammadian	Windermere West Metro
09/11/2025	Active	$1,225,000	2	Cara Mohammadian	Windermere West Metro

School	Type	Grades	Rating	Enrollment
Genesee Hill Elementary School	Public	K-5	8	718
Lafayette Elementary School	Public	PK-5	8	405
Alki Elementary School	Public	PK-5	8	373
West Seattle High School	Public	9-12	6	1,046
Madison Middle School	Public	6-8	7	881

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #
10/06/2025	First	$800,000	Conventional	Movement Mortgage	360	11/01/2055	20251006000590

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #	Open
10/06/2025	First	$800,000	Conventional	Movement Mortgage	360	11/01/2055	20251006000590	Yes

Sale Date	Recorded	Amount	Document	Doc #	Arm's Length	Method	Buyer	Seller
10/06/2025	10/06/2025	$1,366,000	Warranty Deed	20251006000590	Yes	Financed	Cynthia C Bixby	Dana L Ross
10/13/2011	05/07/2012		Intrafamily Transfer	20120507000861	No	Financed	Dana L Ross	Timothy M Ross, Dana L Ross
02/02/2011	02/10/2011	$435,600	Warranty Deed	20110210000563	Yes

Your maximum bid

$884,133

Walk away above this. Projected profit at the ceiling: $435,900 (30% of ARV).

Opening bid $20,025

Room to bid $864,108

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$330,303

Under max by $553,830

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

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p(redeem) prior

—

No historical bucket for WA|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $1,453,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $1,453,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$116,240
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical WA range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical WA recording and deed issuance cost.: −$250
Holding costs (6 months)assumed Taxes, insurance, and securing the property at ~$2,180/month.: −$13,077
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$435,900
Maximum bid: $884,133

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. A WASHINGTON TAX DEED CAN BE UNWOUND FOR THREE YEARS AND THE RECORD WILL NOT WARN YOU. RCW 84.64.070: "If the real property of any minor, or any person adjudicated to be legally incompetent, be sold for nonpayment of taxes, the same may be redeemed at any time within three years after the date of sale." Nothing in a title search reveals that a former owner was a minor or had been adjudicated incompetent, so this is a latent claim on every Washington parcel for three years. It is the reason quietTitle is marked required in a state whose deed is otherwise clean.
This is the most trustworthy derived ARV in the file — full market value, revalued every year — but the parcel is only physically inspected once every six years, so an annual revaluation is a model applied to a property nobody has looked at recently. On a tax-foreclosure parcel, where deterioration is the norm and is exactly what a model of comparable sales will miss, the assessment is likely to describe a building in better condition than the one being sold. Farm, agricultural, timber and open space land also has its own valuation basis outside RCW 84.40.030 and will sit far below market.

2311 45th Ave Sw

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

2311 45th Ave Sw

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Building Size

Land/Location Information

Legal Description

Tax Assessment Information

Last Non-Arm's Length Ownership Transfer

Recording Information

Buyer/Seller Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

First Mortgage Information

Distress Flags

Listing

MLS History

Area

Fair Market Rents

Schools

Tax Assessment Information

Open Mortgages

Mortgage History

Sale History

County records

King County rules

Historical comps

Verify before you bid