May 2026 market shift: Washington's HB 1110 Middle Housing law is actively reshaping land values across King County. SF-zoned lots in Seattle and Bellevue now carry 4–6 unit development rights by statute.
Investment strategy · King County
We don't find homes.
We find yield.
RexMont operates as an investment strategist — not just a buyer's agent. We bring off-market deal flow, HB 1110 zoning intelligence, ADU/DADU feasibility analysis, and a vetted vendor network to help you maximize every buildable square foot in Seattle and Bellevue.
Off-market pipeline
Join the May 2026 Off-Market Pipeline
We track pre-MLS tear-downs, wholesale multifamily, and ADU-eligible lots across King County. Pipeline members get 48-hour early access — before these hit the open market.
Step 1 of 2
What type of investor are you?
Deal tiers
Which investor are you?
We segment every opportunity by investor profile. Tell us your tier and we filter the pipeline to match.
Value-Add Flip
Shoreline · Renton · Burien
Target 1960s–80s ranchers with dated kitchens and baths. King County's supply constraint keeps ARV spread wide in these submarkets — typical renovation margin runs 15–22% of ARV when purchased right.
In-Fill Developer
Ballard · Wallingford · West Bellevue
Tear-downs on large lots in established Seattle neighborhoods, rebuilt as 4-unit luxury townhomes under HB 1110. Ballard and Wallingford deliver walkability scores that support $900K–$1.3M per door pricing.
ADU / DADU Optimizer
Eastside · Mercer Island · Kirkland
Large Eastside lots with alley access are prime for detached backyard cottages. A well-positioned DADU on the Eastside can generate $2,400–$3,200/mo in rent — often covering the entire mortgage payment.
Multi-Family
405 Corridor · Bellevue · Redmond
5–20 unit assets along the I-405 corridor benefit from Amazon and Microsoft employment density. DSCR financing is accessible at 25% down. Value-add through unit renovation or ADU addition common.
All metrics are May 2026 estimates for King County. Actual results depend on specific property, financing terms, and market conditions. Not investment advice.
Zoning intelligence
What can you build on that lot?
Estimate unit potential under Washington's HB 1110 Middle Housing law and ADU/DADU eligibility before you make an offer.
Zoning intelligence
Lot-to-Unit Estimator — HB 1110 (2026)
See how many units Washington's Middle Housing law could allow on a given lot. Educational estimate only — verify with a permit expediter before acquisition.
Estimated unit potential
ADU
Eligible
≥ 4,000 sf lot
DADU
Eligible
≥ 5,000 sf lot
Estimate only. Actual units subject to setbacks, SEPA, and engineering.
Feasibility analysis
We go deeper than unit count
Knowing you can build 6 units is one thing. Knowing whether the sewer lateral can handle it — and whether the permit timeline fits your capital stack — is what separates a deal from a mistake.
Utility capacity check
Sewer laterals and water meter sizing — common blockers on high-density in-fill.
Setback & lot coverage
Verifying side, rear, and front setbacks before you're locked into a lot.
SEPA threshold analysis
State Environmental Policy Act thresholds that trigger review and add months to your timeline.
Permit timeline modeling
Seattle DCI and Bellevue Development Services timelines by project type — critical for your IRR.
ADU pre-permit plans
Pre-approved plan sets that bypass design review for standard DADU configurations.
HB 1110 compliance path
Confirming your target lot is within a qualifying HB 1110 jurisdiction and zoned correctly.
Vetted vendor network
The turnkey investment ecosystem
We don't just find the property. We connect you with the operators who run what you buy — from permit expediter to property manager.
Hard Money / Bridge
DSCR and fix-and-flip lenders with 7–14 day close capability. No personal income docs required.
Permit Expediters
Seattle and Bellevue permit specialists who know HB 1110 compliance pathways and SEPA thresholds.
ADU Architects
Pre-permitted DADU plans that cut design time by 6–8 weeks in Seattle DCI review queue.
General Contractors
Vetted GCs with investor-favorable fixed-price contracts and track records on 6+ unit projects.
1031 Exchange QIs
Qualified Intermediaries experienced with King County timelines and multi-property boot strategies.
Property Management
Eastside PMs managing ADU, DADU, and small multifamily — tenant placement and maintenance ops.
Vendor introductions available to active clients. RexMont does not receive referral fees from any vendor in the network.
Free pro-forma
The May 2026 Eastside Development Pro-Forma
We've mapped 10 specific lots currently listed in King County that appear undervalued under new lot-split and middle housing legislation. Get the full pro-forma — purchase price, construction cost breakdown, projected ARV, and simplified IRR.
Get the Pro-Forma Now →Sent within 24 hours to pipeline members. No obligation.
FAQ
Common investor questions
What does HB 1110 mean for Seattle investors in 2026?
Washington's Middle Housing law requires Seattle and Bellevue to allow up to 6 units on any SF-zoned lot. A standard 6,000 sq ft lot that previously supported one home can now support a small apartment building — fundamentally changing land value calculations.
What is an ADU vs. DADU, and how large does my lot need to be?
An ADU is a secondary unit on the same property (basement apartment, garage conversion). A DADU is a separate detached structure (backyard cottage). Most Seattle lots 4,000+ sq ft qualify for an ADU; 5,000+ sq ft can add a DADU. Use the Lot-to-Unit Estimator above to model your specific lot.
What cap rates should I expect for King County multi-family?
Stabilized King County multifamily is trading at roughly 4.5–5.5% cap rates in May 2026. Value-add plays in Shoreline and Renton can push projected stabilized cap rates to 6–7%. Always underwrite with current rent comps and your lender's DSCR minimums.
How do I get 48-hour early access to off-market deals?
Join the pipeline using the form on this page. RexMont tracks pre-MLS tear-downs, wholesale multifamily, and ADU-eligible lots across King County. Pipeline members are the first to hear about new opportunities — before they hit open market.
What is the May 2026 Eastside Development Pro-Forma?
It's an analysis document covering 10 specific King County lots that appear undervalued under new middle housing and lot-split legislation. It includes purchase price, estimated construction cost, projected ARV, and simplified IRR. Request it through the pipeline form below.