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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Assisted living facilities
3485 86th Ave, Portland, OR 97225-2822
Entity Owned
Property ID
US71-1641550
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2008
Construction
WOOD FRAME
Total area
5,554 SF
Lot
0.29 ac (12,632 SF)
Zoning code
R-5
APN
1S111DA-04300
UPID
US71-1641550
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
$947k
Blend (final)
Blend
$945k
Owner & transaction history
Golden Age Home LLC
Golden Age Home LLC
since 2026
7 recorded transactions
Zoning & alternative use
R-5 · Portland, 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 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,095,000
Current use
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±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
$170 / 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
$10,402
Tax year 2023
Assessed value
$574,920
Assessed 2023
Previous assessed
$558,180
+3.0% YoY
Effective rate
1.81%
On assessed value
Land market value
$455,370
Improvement market value
$908,240
Total market value
$1,363,610
Applied tax rate
50.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2008
Construction
WOOD FRAME
Heating
YES
Cooling
WALL UNIT
Bathrooms
9
Total area
5,554 SF
Lot
0.29 ac (12,632 SF)
Zoning code
R-5
APN
1S111DA-04300
UPID
US71-1641550
Jurisdiction
WASHINGTON
Zoning & alternative use
R-5 · Portland, OR
Zoning R-5 · permitted uses
R-5 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2008
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Bathrooms
9
Lot
0.29 ac
Current owner
From public records · entity-resolved
Golden Age Home LLC
Entity
Mailing address
4616 SW 42ND PL, PORTLAND, OR 97221-3604
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2026
—
Golden Age Home LLC
Ciprian C Vesa
Bargain & Sale Deed
—
Jul 18, 2023
—
Vesa INC
—
Deed
related
$5,173,000 · Summit Bank
Jun 16, 2022
—
Vesa INC
—
Deed
related
$1,300,000 · Marcus C Lampros Trust
Nov 13, 2020
—
Vesa INC
Anca Corina Vesa
Intrafamily Transfer
related
$225,000 · Columbia State Bank
Apr 19, 2016
—
Anca C Vesa
Vesa,anca C
Quit Claim Deed
related
—
Sep 17, 2009
—
Anca C Vesa
—
Trustees Deed
related
$375,000 · Gregory Ronald D & C M Tr (ct)
Jul 16, 2008
—
Anca C Vesa
—
Trustees Deed
related
$375,000 · Gregory Ronald D & C M Tr (tr)
Jan 28, 2008
—
Anca Vesa
—
Trustees Deed
related
$208,250 · Edward Peters
Nov 8, 2007
$375,000
Anca Corina Vesa
Michael C Kemery
Warranty Deed
$262,500 · Jpmorgan Chase Bank NA
Sep 26, 2003
$240,000
Michael C Kemery
Jahns,ursula B
Grant Deed
$210,000 · Northwest Mortgage Group INC
—
—
Ursula E Johns
—
Deed Of Trust
related
$48,000 · Portland Teachers Cu
—
—
Anca C Vesa
—
Deed Of Trust
related
$265,000 · Edward P Peters
—
—
Anca C Vesa
—
Deed Of Trust
related
$20,000 · Gregory Ronald D & C M Tr (pt)
—
—
Michael C Kemery
—
Deed Of Trust
related
$209,300 · Wells Fargo 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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