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Property profile & analytics
OFF-MARKET
Estimated value
$7,255,000
Warehouses
150 50th NW Ave Salem, OR 97304-3201
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US71-1428833
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2006
Total area
46,428 SF
Lot
3.18 ac (138,521 SF)
Zoning code
UC-IC
APN
07425-B0-02003
UPID
US71-1428833
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
$5.52M
Comparable Approach
Comparable
$8.34M
Blend (final)
Blend
$7.26M
Owner & transaction history
Mocehcc LLC · 10 yrs held
Mocehcc LLC
since 2016
7 recorded transactions
Zoning & alternative use
UC-IC · Salem, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Retail stores
$11.4M
+26.7%
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 Salem submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salem 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%
$5,980,000
6.5%
$5,520,000
7%
$5,125,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$9,030,000
Current use
RETAIL STORES
$11,435,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$7.26M
Range $6.53M – $7.98M · ±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
$156 / 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
$28,425
Tax year 2023
Assessed value
$2,143,650
Assessed 2023
Previous assessed
$2,081,220
+3.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$167,330
Assessed improvement
$1,976,320
Land market value
$139,210
Improvement market value
$4,089,030
Total market value
$4,228,240
Applied tax rate
1,324.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2006
Heating
NONE
Total area
46,428 SF
Lot
3.18 ac (138,521 SF)
Zoning code
UC-IC
APN
07425-B0-02003
UPID
US71-1428833
Jurisdiction
POLK
Zoning & alternative use
UC-IC · Salem, ORZoning UC-IC · permitted uses
UC-IC · Salem, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$9.0M
RETAIL STORES
Est. value
$11.4M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
2006
Heating
NONE
Lot
3.18 ac
Current owner
From public records · entity-resolved
Mocehcc LLC
Entity
Mailing address
760 SW 9TH AVE STE #200, PORTLAND, OR 97205-2588
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2018
—
Mocehcc LLC
—
Deed
related
$1,636,750 · Heritage Bk
Oct 17, 2017
—
Mocehcc LLC
—
Deed
related
$1,185,000 · Premier Cmnty Bk
Oct 3, 2016
—
Mocehcc LLC
—
Deed
related
$2,235,000 · Premier Cmnty Bk
Feb 29, 2016
$1,477,534
Mocehcc LLC
Knorr,william L & Ann C
Grant Deed
$1,035,000 · Premier Cmnty Bk
—
—
Mocehcc LLC
—
Loan Modification
related
$2,235,000 · Premier Cmnty Bk
—
—
Mocehcc LLC
—
Loan Modification
related
$1,185,000 · Premier Cmnty Bk
—
—
Mocehcc LLC
—
Loan Modification
related
$1,636,750 · Heritage Bk
—
—
William L Knorr
—
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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