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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Commercial real estate
10580 82nd Ave, Happy Valley, OR 97086-2314
Entity Owned
1-yr Hold
Free & Clear
Property ID
US71-1750830
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1987
Lot
0.34 ac (14,810 SF)
Zoning code
RTL
APN
12E33BB00300
UPID
US71-1750830
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
Current use
Occupant on record · Public records
-
C Stop Gas & Convenience Store Gas Station
-
82nd Food Mart Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.30M
Owner & transaction history
Nsc Investments LLC · 1 yrs held
Nsc Investments LLC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
RTL · Happy Valley, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Happy Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Happy Valley 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
$1,620,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $1.30M (Aug 15 2024)
Last sale anchor
$1.30M
Aug 15 2024
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
—
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
$14,110
Tax year 2023
Assessed value
$743,696
Assessed 2023
Previous assessed
$722,035
+3.0% YoY
Effective rate
1.90%
On assessed value
Land market value
$347,006
Improvement market value
$821,470
Total market value
$1,168,476
Applied tax rate
12.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1987
Heating
NONE
Lot
0.34 ac (14,810 SF)
Zoning code
RTL
APN
12E33BB00300
UPID
US71-1750830
Jurisdiction
CLACKAMAS
Zoning & alternative use
RTL · Happy Valley, OR
Zoning RTL · permitted uses
RTL · Happy Valley, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Happy Valley. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Lot
0.34 ac
Current owner
From public records · entity-resolved
Nsc Investments LLC
Entity
Free & Clear · 1 yrs held
Mailing address
4130 COVER ST, LONG BEACH, CA 90808-1885
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2024
$1,300,000
Nsc Investments LLC
Jana Florentine Happel
Warranty Deed
—
Oct 26, 2021
$1,405,000
Sunset Enterprise Trust
Cf United Propco LLC
Special Warranty Deed
—
Oct 4, 2021
$700,000
Michael B Gottlieb PC
Jj Provisions LLC
Deed
related
—
Sep 24, 2018
$1,405,000
Sunset Ent Trust
Cf United Propco LLC
Grant Deed
—
Sep 24, 2018
—
Apro LLC
—
Deed
related
—
Aug 14, 2015
$1,280,000
Cf United Propco LLC
Convenience Retailers LLC
Grant Deed
related
—
Jun 26, 2015
—
Cf United Propco LLC
Convenience Retailers LLC
Special Warranty Deed
$115,000,000 · Wells Fargo Bank NA
Dec 31, 2014
—
Convenience Retailers LLC
—
Loan Modification
related
$330,000,000 · Bank Of America
Dec 7, 2011
—
Convenience Retailers LLC
—
Deed Of Trust
related
$140,000,000 · Us Bank NA
Feb 23, 2009
—
Pcf Acquisitionco LLC
Petrosun West Properties LLC
Grant Deed
—
Nov 20, 2007
$408,000
Petrosun West Properties LLC
Time Oil
Grant Deed
—
—
—
Apro LLC
—
Deed Of Trust
related
—
—
—
Apro LLC
—
Deed Of Trust
related
$210,000,000 · Wells Fargo Bk
—
—
Convenience Retailers LLC
—
Deed Of Trust
related
—
—
—
Apro LLC
—
Deed Of Trust
related
—
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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