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Property profile & analytics
FOR SALE
Office buildings
525 SW Umatilla Ave Redmond, OR 97756
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US71-0551456
For Sale
1 / 86
$4,590,000
525 SW Umatilla Ave, Redmond, OR 97756
View Listing →
Property summary
AI-generated overview
This exceptional 20,393 square foot, two-story office building, constructed in 2005, is situated on a 1.01-acre lot in Redmond, Oregon. The property, known as Redmond Landing Professional Building, boasts a desirable M1 zoning designation. Its prime location offers unparalleled convenience, being adjacent to the Redmond Airport and the Central Oregon Community College (COCC) Redmond Campus. Easy access to Highway 97 ensures seamless commutes for tenants and clients. The building features a modern design with an ADA-compliant elevator, providing accessibility for all. Ample parking is available, addressing the needs of both employees and visitors. The building is professionally managed and offers secure, keyless entry for enhanced safety and peace of mind. High-profile tenants currently occupy the space, adding to the prestige of this investment opportunity. Monument and building directory signage provide excellent visibility and branding opportunities. This multi-tenant building presents a compelling opportunity for investors seeking a well-maintained, strategically located commercial property in a thriving Oregon community. The property's proximity to key transportation routes and educational institutions makes it an attractive option for a wide range of businesses. The building's modern amenities and secure environment contribute to a positive and productive work environment.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
20,393 SF
Lot
1.01 ac (43,996 SF)
APN
151321 D0 00319
UPID
US71-0551456
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.72M
Blend (final)
Blend
$4.72M
Owner & transaction history
Redmond Premier LLC · 21 yrs held
Redmond Premier LLC
since 2005
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.8M
+39.8%
Apartment house (5+ units)
$7.8M
+39.6%
Commercial (general)
$7.6M
+36.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Redmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redmond submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,575,000
Current use
AUTO REPAIR, GARAGE
$7,795,000
Change: +40% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,780,000
Change: +40% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,630,000
Change: +37% · Conversion: Easy
RESTAURANT
$7,555,000
Change: +36% · Conversion: Moderate
RETAIL STORES
$6,660,000
Change: +20% · Conversion: Moderate
MEDICAL BUILDING
$6,510,000
Change: +17% · Conversion: Easy
Blend value · Realmo final
$4.72M
Range $4.25M – $5.19M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$231 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$25,606
Tax year 2023
Assessed value
$1,943,630
Assessed 2023
Previous assessed
$1,832,080
+6.1% YoY
Effective rate
1.32%
On assessed value
Land market value
$243,130
Improvement market value
$3,223,180
Total market value
$3,466,310
Applied tax rate
2,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2005
Heating
NONE
Buildings
2
Total area
20,393 SF
Lot
1.01 ac (43,996 SF)
APN
151321 D0 00319
UPID
US71-0551456
Jurisdiction
DESCHUTES
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$7.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.8M
COMMERCIAL (GENERAL)
Est. value
$7.6M
RESTAURANT
Est. value
$7.6M
RETAIL STORES
Est. value
$6.7M
MEDICAL BUILDING
Est. value
$6.5M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
NONE
Buildings
2
Lot
1.01 ac
Current owner
From public records · entity-resolved
Redmond Premier LLC
Entity
Mailing address
PO BOX 53730, IRVINE, CA 92619-3730
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2006
—
Redmond Premier LLC
—
Deed Of Trust
related
$2,500,000 · Bank Of The Cascades
Feb 28, 2005
$262,000
Redmond Premier LLC
Abc Partners LLC
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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