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Property profile & analytics
OFF-MARKET
Estimated value
$28,335,000
Apartment buildings
2130 Frnt Ave, Portland, OR 97209-1862
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US71-1100574
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2014
Total area
75,900 SF
Lot
0.45 ac (19,693 SF)
Zoning code
RX
APN
1N1E28D 00323
UPID
US71-1100574
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
$28.34M
Blend (final)
Blend
$28.34M
Owner & transaction history
Gs Waterline LLC · 10 yrs held
Gs Waterline LLC
since 2016
7 recorded transactions
Zoning & alternative use
RX · Portland, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$26.0M
+28.8%
Commercial (general)
$25.3M
+25.1%
Auto repair, garage
$23.2M
+14.8%
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 Portland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portland 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)
$20,180,000
Current use
RESTAURANT
$25,995,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$25,250,000
Change: +25% · Conversion: Moderate
AUTO REPAIR, GARAGE
$23,175,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$22,925,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$22,785,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$21,935,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$28.34M
Range $25.50M – $31.17M · ±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
$373 / 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
$275,152
Tax year 2023
Assessed value
$10,393,420
Assessed 2023
Previous assessed
$10,090,700
+3.0% YoY
Effective rate
2.65%
On assessed value
Land market value
$1,857,960
Improvement market value
$24,650,960
Total market value
$26,508,920
Applied tax rate
708.0000
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
2014
Heating
NONE
Total area
75,900 SF
Lot
0.45 ac (19,693 SF)
Zoning code
RX
APN
1N1E28D 00323
UPID
US71-1100574
Jurisdiction
MULTNOMAH
Zoning & alternative use
RX · Portland, OR
Zoning RX · permitted uses
RX · Portland, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$20.2M
RESTAURANT
Est. value
$26.0M
COMMERCIAL (GENERAL)
Est. value
$25.3M
AUTO REPAIR, GARAGE
Est. value
$23.2M
MEDICAL BUILDING
Est. value
$22.9M
RETAIL STORES
Est. value
$22.8M
OFFICE BUILDING
Est. value
$21.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
2014
Heating
NONE
Lot
0.45 ac
Current owner
From public records · entity-resolved
Gs Waterline LLC
Entity
Mailing address
13155 NOEL RD, DALLAS, TX 75240-5090
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
Mar 31, 2016
$94,000,000
Gs Waterline LLC
Crp/fpc Riverscape LLC
Special Warranty Deed
$58,000,000 · Metropolitan Life Insurance Co
Sep 6, 2013
$5,100,000
Crp Of Fpc Riverscape LLC
Holt Distressed Prop Fund 2010
Grant Deed
$32,709,892 · Pnc Bank
Aug 12, 2011
$1,550,000
Holt Distressed Prop Fund 2010
Bank Of Clark Cnty
Grant Deed
—
Dec 1, 2010
$1,049,750
Bank Of Clark Cnty
Weibel,david A
Trustees Deed
related
—
Sep 2, 2008
—
Timothy R Ralston
—
Deed Of Trust
related
$1,159,290 · Bank Of Clark County
Dec 28, 2007
—
Timothy R Ralston
—
Grant Deed
related
$5,220,893 · Columbia Community FCU
—
—
Timothy R Ralston
—
Deed Of Trust
related
$345,710 · Bank Of Clark County
—
—
Timothy R Ralston
—
Deed Of Trust
related
$800,000 · Dbsi Dev Services 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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