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Property profile & analytics
OFF-MARKET
Estimated value
$11,570,000
Manufacturing properties
2550 Progress Way, Woodburn, OR 97071-9773
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US71-0066070
Property profile
Verified
Property type
Manufacturing properties
Use group
LUMBER & WOOD PRODUCT MFG
Total area
35,686 SF
Lot
11.13 ac (484,823 SF)
Zoning code
IP
APN
051W08A 03300
UPID
US71-0066070
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
-
United Pacific Forest Products Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.14M
Blend (final)
Blend
$11.57M
Owner & transaction history
United Pacific Properties LLC · 2 yrs held
United Pacific Properties LLC
since 2024
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
IP · Woodburn, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.7M
+98.9%
Medical building
$11.5M
+79.1%
Restaurant
$10.9M
+69.4%
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 Woodburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodburn 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
AUTO REPAIR, GARAGE
$12,740,000
Change: +99% · Conversion: Easy
MEDICAL BUILDING
$11,470,000
Change: +79% · Conversion: Difficult
RESTAURANT
$10,850,000
Change: +69% · Conversion: Difficult
OFFICE BUILDING
$9,755,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$7,040,000
Change: +10% · Conversion: Moderate
Blend value · Realmo final
$11.57M
Range $10.41M – $12.73M · ±10% · vs last sale $15.00M (Mar 26 2024)
Last sale anchor
$15.00M
Mar 26 2024
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
$324 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$69,759
Tax year 2021
Assessed value
$4,159,810
Assessed 2023
Previous assessed
$3,859,560
+7.8% YoY
Effective rate
1.68%
On assessed value
Land market value
$1,357,500
Improvement market value
$2,802,310
Total market value
$4,159,810
Applied tax rate
3,039.0000
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
Manufacturing properties
Use group
LUMBER & WOOD PRODUCT MFG
Status
Off-Market
Heating
NONE
Stories
1
Total area
35,686 SF
Lot
11.13 ac (484,823 SF)
Zoning code
IP
APN
051W08A 03300
UPID
US71-0066070
Jurisdiction
MARION
Zoning & alternative use
IP · Woodburn, OR
Zoning IP · permitted uses
IP · Woodburn, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$12.7M
MEDICAL BUILDING
Est. value
$11.5M
RESTAURANT
Est. value
$10.9M
OFFICE BUILDING
Est. value
$9.8M
RETAIL STORES
Est. value
$7.0M
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RESTAURANT
OFFICE BUILDING
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
Heating
NONE
Stories
1
Lot
11.13 ac
Current owner
From public records · entity-resolved
United Pacific Properties LLC
Entity
Mailing address
855 LAKEVILLE ST STE #200, PETALUMA, CA 94952-7329
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2024
$15,000,000
United Pacific Properties LLC
Woodburn Partners LLC
Bargain & Sale Deed
$8,440,000 · First Bank
Dec 14, 2020
—
Woodburn Partners LLC
—
Deed
related
$3,745,000 · First Bk
Jan 27, 2017
—
Woodburn Partners LLC
—
Deed
related
$4,434,700 · First Bk
Feb 6, 2009
$5,250,000
Woodburn Partners LLC
Universal Forest Products Wstn
Warranty Deed
—
Dec 22, 2004
$2,505,000
Universal Forest Products Wstn
Weyerhaeuser
Warranty Deed
—
Mar 16, 1994
$1,700,000
Willamette Industries INC
Western Homes Co
Grant Deed
—
Oct 16, 1989
$1,784,366
Western Homes Corp
Unknown
Grant Deed
—
—
—
Woodburn Partners LLC
—
Deed Of Trust
related
$4,434,700 · First Bk
—
—
Woodburn Partners LLC
—
Deed Of Trust
related
$3,745,000 · First Bk
—
—
Woodburn Partners LLC
—
Deed Of Trust
related
$7,250,000 · First 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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