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Property profile & analytics
OFF-MARKET
Estimated value
$1,015,000
Medical Office Space
2450 Perkins Ave Pendleton, OR 97801-4302
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US71-0544090
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2013
Total area
7,430 SF
Lot
1.16 ac (50,442 SF)
Zoning code
C-3
APN
2N32160001402
UPID
US71-0544090
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
$1.12M
Comparable Approach
Comparable
$913k
Blend (final)
Blend
$1.02M
Owner & transaction history
V & B Holdings LLC · 16 yrs held
V & B Holdings LLC
since 2010
3 recorded transactions
Zoning & alternative use
C-3 · Pendleton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+66.7%
Auto repair, garage
$770,000
+14.5%
Restaurant
$730,000
+8.4%
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 Pendleton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pendleton 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%
$1,210,000
6.5%
$1,115,000
7%
$1,035,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$675,000
Current use
OFFICE BUILDING
$1,125,000
Change: +67% · Conversion: Easy
AUTO REPAIR, GARAGE
$770,000
Change: +15% · Conversion: Difficult
RESTAURANT
$730,000
Change: +8% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$730,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $914k – $1.12M · ±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
$137 / 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
$19,064
Tax year 2023
Assessed value
$1,042,610
Assessed 2023
Previous assessed
$959,290
+8.7% YoY
Effective rate
1.83%
On assessed value
Assessed land
$250,260
Assessed improvement
$792,350
Land market value
$299,450
Improvement market value
$778,880
Total market value
$1,078,330
Applied tax rate
1,601.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2013
Heating
NONE
Buildings
4
Total area
7,430 SF
Lot
1.16 ac (50,442 SF)
Zoning code
C-3
APN
2N32160001402
UPID
US71-0544090
Jurisdiction
UMATILLA
Zoning & alternative use
C-3 · Pendleton, OR
Zoning C-3 · permitted uses
C-3 · Pendleton, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pendleton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$675,000
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$770,000
RESTAURANT
Est. value
$730,000
INDUSTRIAL (GENERAL)
Est. value
$730,000
MEDICAL BUILDING Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
INDUSTRIAL (GENERAL)
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
2013
Heating
NONE
Buildings
4
Lot
1.16 ac
Current owner
From public records · entity-resolved
V & B Holdings LLC
Entity
Mailing address
PO BOX 1208, PENDLETON, OR 97801-0780
Ownership since
2010
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
Mar 17, 2021
—
H L E LLC
—
Deed
related
$401,903 · Bank Of Eastern Oregon
Jul 19, 2010
$3,808,839
V & B Holdings LLC
Irreantum LLC
Warranty Deed
$3,400,000 · Banner Bank
Feb 28, 2007
—
Irreantum LLC
Comrie Oldsmobile Cadillac INC
Warranty Deed
$2,800,000 · Columbia River 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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