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Property profile & analytics
OFF-MARKET
Estimated value
$2,315,000
Apartment buildings
1457 Pumice Ave, Redmond, OR 97756-3288
Entity Owned
6-yr Hold
Free & Clear
Property ID
US71-0450059
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2021
Total area
17,684 SF
Lot
10.95 ac (476,982 SF)
Zoning code
UT
APN
151321 BA 01200
UPID
US71-0450059
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
by Request
Blend (final)
Blend
$2.32M
Owner & transaction history
Redmond Pacific Associates LLC · 6 yrs held
Redmond Pacific Associates LLC
since 2020
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
UT · Redmond, 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 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
$2,185,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.32M
Range $2.08M – $2.55M · ±10% · vs last sale $1.80M (May 8 2020)
Last sale anchor
$1.80M
May 8 2020
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
$131 / 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
$585,187
Tax year 2023
Assessed value
$29,485,520
Assessed 2023
Previous assessed
$988,180
+2,883.8% YoY
Effective rate
1.98%
On assessed value
Land market value
$4,292,800
Improvement market value
$61,559,690
Total market value
$65,852,490
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2021
Heating
NONE
Buildings
8
Total area
17,684 SF
Lot
10.95 ac (476,982 SF)
Zoning code
UT
APN
151321 BA 01200
UPID
US71-0450059
Jurisdiction
DESCHUTES
Zoning & alternative use
UT · Redmond, OR
Zoning UT · permitted uses
UT · Redmond, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redmond. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2021
Heating
NONE
Buildings
8
Lot
10.95 ac
Current owner
From public records · entity-resolved
Redmond Pacific Associates LLC
Entity
Free & Clear · 6 yrs held
Mailing address
430 E STATE ST STE #140, EAGLE, ID 83616-5909
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2020
—
Redmond Pacific Associates
—
Deed
related
$35,000,000 · Tpc Invtrs LLC
May 8, 2020
$1,800,000
Redmond Pacific Associates LLC
Babaj LLC
Warranty Deed
—
Mar 11, 2020
—
Babaj LLC
Babaj LLC
Quit Claim Deed
—
Sep 11, 2009
—
Babaj LLC
Panch LLC
Warranty Deed
related
—
Apr 3, 2006
—
Panch LLC
Quas,vincent J & Juliana P
Warranty Deed
related
—
—
—
Redmond Pacific Associates
—
Deed Of Trust
related
$35,000,000 · Tpc Invtrs LLC
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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