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Property profile & analytics
OFF-MARKET
Estimated value
$6,795,000
Apartment buildings
2710 Division St, Gresham, OR 97030-6001
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US71-0054376
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Total area
32,560 SF
Lot
2.34 ac (101,930 SF)
Zoning code
CMF
APN
1S3E11BA 00100
UPID
US71-0054376
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
$6.43M
Comparable Approach
Comparable
$6.28M
Blend (final)
Blend
$6.80M
Owner & transaction history
Ah Pinewood Commons LLC · 4 yrs held
Ah Pinewood Commons LLC
since 2021
Last sale
$7.0M
5 recorded transactions
Zoning & alternative use
CMF · Gresham, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.8M
+14.8%
Auto repair, garage
$9.7M
+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 Gresham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gresham 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
$7,865,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,970,000
6.5%
$6,430,000
7%
$5,970,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,570,000
Current use
MEDICAL BUILDING
$9,835,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,650,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$8,375,000
Change: -2% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,060,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$6.80M
Range $6.12M – $7.47M · ±10% · vs last sale $6.95M (Dec 6 2021)
Last sale anchor
$6.95M
Dec 6 2021
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
$209 / 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
$43,812
Tax year 2023
Assessed value
$2,326,970
Assessed 2023
Previous assessed
$2,259,200
+3.0% YoY
Effective rate
1.88%
On assessed value
Land market value
$1,019,300
Improvement market value
$4,247,210
Total market value
$5,266,510
Applied tax rate
26.0000
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
1978
Heating
NONE
Stories
1
Total area
32,560 SF
Lot
2.34 ac (101,930 SF)
Zoning code
CMF
APN
1S3E11BA 00100
UPID
US71-0054376
Jurisdiction
MULTNOMAH
Zoning & alternative use
CMF · Gresham, OR
Zoning CMF · permitted uses
CMF · Gresham, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gresham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$8.6M
MEDICAL BUILDING
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$9.7M
OFFICE BUILDING
Est. value
$8.4M
COMMERCIAL (GENERAL)
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (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
1978
Heating
NONE
Stories
1
Lot
2.34 ac
Current owner
From public records · entity-resolved
Ah Pinewood Commons LLC
Entity
Mailing address
6218 N CONCORD AVE, PORTLAND, OR 97217-4737
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2021
$6,950,000
Ah Pinewood Commons LLC
Glen Garden Partners LLC
Warranty Deed
$6,600,000 · Readycap Commercial LLC
Jun 21, 2013
—
Glen Garden Partners LLC
Glen Garden Partners LLC
Bargain And Sale Deed
$1,500,000 · Jpmorgan Chase Bank NA
Oct 20, 2004
$2,000,000
Glen Garden Partners LLC
Miller,bradley K & Nancy J
Warranty Deed
$1,500,000 · Washington Mutual Fsb
Apr 1, 1989
$800,000
Galewood Investors-1989 Ltd
Unknown
Grant Deed
—
—
—
Bradley K Miller
—
Deed Of Trust
related
$1,185,000 · Washington Mutual Fsb
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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