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Property profile & analytics
OFF-MARKET
Estimated value
$1,330,000
Office Spaces
205 Olive St Newport, OR 97365-3040
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US71-0640301
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1952
Total area
4,400 SF
Lot
0.33 ac (14,375 SF)
Zoning code
C-3;HEAVY COMMERCIAL
APN
11-11-08-AB-06000-00
UPID
US71-0640301
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
-
Advantage Real Estate Real Estate Agency
-
Freddy Saxton, Principal Broker, CRS, e-PRO, GRI, Advantage Real Estate Real Estate Agency
-
Nick Dyer, Realtor ®, CLE, Advantage Real Estate. Newport, Oregon Real Estate Agency
-
Wendy Becker Realtor, Broker, ABR Advantage Real Estate Real Estate Agency
-
Elise Jordan, Realtor ®, Advantage Real Estate. Newport, Oregon Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$1.33M
Owner & transaction history
Fred S Saxton JR. · 14 yrs held
Fred S Saxton JR.
since 2012
3 recorded transactions
Zoning & alternative use
C-3;HEAVY COMMERCIAL · Newport, 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 Newport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport 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
COMMERCIAL (GENERAL)
$1,060,000
Current use
RETAIL STORES
$870,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$1.33M
Range $1.20M – $1.46M · ±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
$302 / 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
$11,619
Tax year 2023
Assessed value
$640,230
Assessed 2023
Previous assessed
$621,590
+3.0% YoY
Effective rate
1.81%
On assessed value
Land market value
$300,160
Improvement market value
$901,920
Total market value
$1,202,080
Applied tax rate
115.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1952
Heating
NONE
Buildings
2
Total area
4,400 SF
Lot
0.33 ac (14,375 SF)
Zoning code
C-3;HEAVY COMMERCIAL
APN
11-11-08-AB-06000-00
UPID
US71-0640301
Jurisdiction
LINCOLN
Zoning & alternative use
C-3;HEAVY COMMERCIAL · Newport, OR
Zoning C-3;HEAVY COMMERCIAL · permitted uses
C-3;HEAVY COMMERCIAL · Newport, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RETAIL STORES
Est. value
$870,000
COMMERCIAL (GENERAL) 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
1952
Heating
NONE
Buildings
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
Fred S Saxton JR.
Individual
Mailing address
205 E OLIVE ST, NEWPORT, OR 97365-3040
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2012
$325,000
Fred S Saxton JR.
Neigebauer,ross F & Janis D
Warranty Deed
$325,000 · Ross F & Janis D Neigebauer
Dec 30, 2005
$290,397
Fred S Saxton JR.
Hyatt Lake Investment LLC
Grant Deed
—
Aug 12, 2005
$425,000
Hyatt Lake Investment LLC
Tillamook Lincoln Clatsop Cnty
Warranty Deed
—
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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