New search
Property profile & analytics
OFF-MARKET
Estimated value
$23,425,000
Garden apartment buildings
20454 Sandy Blvd, Fairview, OR 97024-8708
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US71-0131807
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1997
Total area
99,650 SF
Lot
2.98 ac (129,591 SF)
Zoning code
A2
APN
1N3E28BC 00800
UPID
US71-0131807
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
$23.42M
Blend (final)
Blend
$23.43M
Owner & transaction history
Lag Courtyards LLC · 21 yrs held
Lag Courtyards LLC
since 2004
7 recorded transactions
Zoning & alternative use
A2 · Fairview, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$35.6M
+35.9%
Medical building
$30.1M
+14.8%
Auto repair, garage
$29.5M
+12.6%
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 Fairview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairview 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$26,230,000
Current use
RESTAURANT
$35,645,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$30,105,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$29,535,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$29,465,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$28,255,000
Change: +8% · Conversion: Moderate
OFFICE BUILDING
$25,630,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$23.43M
Range $21.08M – $25.77M · ±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
$235 / 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
$150,215
Tax year 2023
Assessed value
$8,674,880
Assessed 2023
Previous assessed
$8,422,220
+3.0% YoY
Effective rate
1.73%
On assessed value
Land market value
$1,295,760
Improvement market value
$15,353,490
Total market value
$16,649,250
Applied tax rate
240.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1997
Heating
NONE
Buildings
2
Stories
1
Bathrooms
1
Total area
99,650 SF
Lot
2.98 ac (129,591 SF)
Zoning code
A2
APN
1N3E28BC 00800
UPID
US71-0131807
Jurisdiction
MULTNOMAH
Zoning & alternative use
A2 · Fairview, OR
Zoning A2 · permitted uses
A2 · Fairview, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairview. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$26.2M
RESTAURANT
Est. value
$35.6M
MEDICAL BUILDING
Est. value
$30.1M
AUTO REPAIR, GARAGE
Est. value
$29.5M
RETAIL STORES
Est. value
$29.5M
COMMERCIAL (GENERAL)
Est. value
$28.3M
OFFICE BUILDING
Est. value
$25.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1997
Heating
NONE
Stories
1
Buildings
2
Bathrooms
1
Lot
2.98 ac
Current owner
From public records · entity-resolved
Lag Courtyards LLC
Entity
Mailing address
1303 SW 16TH AVE, PORTLAND, OR 97201-2515
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2017
—
Lag Courtyards LLC
—
Deed
related
$8,400,000 · Miscellaneous Ins Co
Sep 27, 2004
$6,985,000
Lag Courtyards LLC
Courtyards At Fairview LLC
Warranty Deed
related
—
May 30, 2001
—
Courtyards At Fairview LLC
Stiehl Trust
Grant Deed
related
—
Oct 8, 1999
$6,700,000
Stiehl Trust
Fairview Corp
Grant Deed
—
Jun 6, 1996
—
Fairview Corp
Prima Donna Development Icn
Grant Deed
$5,262,200 · Pacific Northwest Funding LLC
Dec 29, 1995
$275,000
Prima Donna Development INC
Arndt,harry & Grace
Grant Deed
—
—
—
Lag Courtyards LLC
—
Deed Of Trust
related
$8,400,000 · Miscellaneous Ins Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 20454 Sandy Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
