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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Investment properties
10905 Sandy Blvd Portland, OR 97220-2551
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US71-0039025
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1913
Total area
3,040 SF
Lot
0.16 ac (6,843 SF)
Zoning code
CGH
APN
1N2E22BD 01000
UPID
US71-0039025
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
-
Workplace Change Employment Agency Business Service Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$630k
Comparable Approach
Comparable
$519k
Blend (final)
Blend
$540k
Owner & transaction history
Workplace Change 2 LLC · 5 yrs held
Workplace Change 2 LLC
since 2021
Last sale
$550,000
5 recorded transactions
Zoning & alternative use
CGH · Portland, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$880,000
+7.0%
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 Portland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portland 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
$555,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$685,000
6.5%
$630,000
7%
$585,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$820,000
Current use
OFFICE BUILDING
$880,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $550k (May 19 2021)
Last sale anchor
$550k
May 19 2021
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
$178 / 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
$5,332
Tax year 2023
Assessed value
$238,750
Assessed 2023
Previous assessed
$231,800
+3.0% YoY
Effective rate
2.23%
On assessed value
Land market value
$188,500
Improvement market value
$356,100
Total market value
$544,600
Applied tax rate
844.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1913
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Bathrooms
2
Total area
3,040 SF
Lot
0.16 ac (6,843 SF)
Zoning code
CGH
APN
1N2E22BD 01000
UPID
US71-0039025
Jurisdiction
MULTNOMAH
Zoning & alternative use
CGH · Portland, OR
Zoning CGH · permitted uses
CGH · Portland, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$820,000
OFFICE BUILDING
Est. value
$880,000
COMMERCIAL (GENERAL) Current
OFFICE 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
1913
Heating
FORCED AIR
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Workplace Change 2 LLC
Entity
Mailing address
PO BOX 55535, PORTLAND, OR 97238-5535
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2021
$550,000
Workplace Change 2 LLC
Bell Management LLC
Warranty Deed
$438,500 · Heritage Southeast Bank
Oct 12, 2007
$630,000
Bell Management LLC
J & Jb Investments LLC
Warranty Deed
$579,500 · Wells Fargo Bank NA
Jun 29, 2005
$337,000
J & Jb Investments LLC
Prusse,ryan S
Warranty Deed
$249,500 · Umpqua Bank
Jan 16, 1998
$8,800
Department Of Transportation
Sandoval,patricia
Grant Deed
—
—
—
Patricia Sandoval
—
Deed Of Trust
related
$122,000 · Individual
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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