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Property profile & analytics
OFF-MARKET
Estimated value
$8,510,000
Assisted living facilities
15677 Oregon St 378, Sherwood, OR 97140-8014
Entity Owned
~
Est. High Equity
Property ID
US71-0598452
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Total area
42,065 SF
Lot
5.09 ac (221,720 SF)
Zoning code
HDR_PUD
APN
2S132BA-04400
UPID
US71-0598452
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
-
The Springs at Sherwood Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.83M
Blend (final)
Blend
$8.51M
Owner & transaction history
Springs Xiv At Sherwood LLC
Springs Xiv At Sherwood LLC
since 2026
Last sale
$8.6M
7 recorded transactions
Zoning & alternative use
HDR_PUD · Sherwood, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$13.4M
+55.7%
Restaurant
$12.7M
+47.9%
Commercial (general)
$11.7M
+35.4%
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 Sherwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sherwood 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
$8,330,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$8,615,000
Current use
MEDICAL BUILDING
$13,410,000
Change: +56% · Conversion: Difficult
RESTAURANT
$12,735,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,655,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$9,410,000
Change: +9% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,345,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$7,335,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$8.51M
Range $7.66M – $9.36M · ±10% · vs last sale $8.60M (Sep 13 2023)
Last sale anchor
$8.60M
Sep 13 2023
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
$202 / 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
$436,637
Tax year 2023
Assessed value
$22,121,750
Assessed 2023
Previous assessed
$22,121,750
+0.0% YoY
Effective rate
1.97%
On assessed value
Land market value
$4,025,000
Improvement market value
$41,029,030
Total market value
$45,054,030
Applied tax rate
88.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2001
Heating
NONE
Buildings
3
Total area
42,065 SF
Lot
5.09 ac (221,720 SF)
Zoning code
HDR_PUD
APN
2S132BA-04400
UPID
US71-0598452
Jurisdiction
WASHINGTON
Zoning & alternative use
HDR_PUD · Sherwood, OR
Zoning HDR_PUD · permitted uses
HDR_PUD · Sherwood, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sherwood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.6M
MEDICAL BUILDING
Est. value
$13.4M
RESTAURANT
Est. value
$12.7M
COMMERCIAL (GENERAL)
Est. value
$11.7M
RETAIL STORES
Est. value
$9.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.3M
WAREHOUSE, STORAGE
Est. value
$7.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2001
Heating
NONE
Buildings
3
Lot
5.09 ac
Current owner
From public records · entity-resolved
Springs Xiv At Sherwood LLC
Entity
Mailing address
10121 SE SUNNYSIDE RD STE #115, CLACKAMAS, OR 97015-5715
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
$70,000,000
Springs Xiv At Sherwood LLC
Tsl Sherwood Tic Owner LLC
Special Warranty Deed
$38,950,000 · Us Bank Trust, NA.
Sep 13, 2023
—
Mountain High Apartments Owner LLC
Mountain High Apartments LLC
Quit Claim Deed
related
$38,950,000 · Key Bank NA
Nov 1, 2018
—
Mountain High Apartments LLC
—
Grant Deed
related
$35,400,000 · Keybank USA
Jun 1, 2018
—
Mountain High Apartments LLC
Mountain High Apartments LLC
Quit Claim Deed
related
$4,550,000 · Capital One NA
Nov 1, 2012
$8,595,114
Springs II At Sherwood LLC
Shnw Properties LLC
Warranty Deed
$56,025 · General Elec Cap
Nov 22, 2006
—
Shnw Properties LLC
—
Deed Of Trust
related
$4,000,000 · Sterling Savings Bank
—
—
Shnw Properties LLC
—
Deed Of Trust
related
$5,898,066 · Sterling Bank
—
—
Hsre-springs II Of Sherwood Sub-t
—
Deed Of Trust
related
$56,025 · General Electric Capital Corp
—
—
Shnw Properties LLC
—
Deed Of Trust
related
$2,800,000 · Sterling Savings Bank
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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