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Property profile & analytics
OFF-MARKET
Estimated value
$4,345,000
Retail space
3650 Pacific Ave Forest Grove, OR 97116-3100
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US71-1174205
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
13,910 SF
Lot
1.35 ac (58,806 SF)
Zoning code
CC
APN
1S305AB-00504
UPID
US71-1174205
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
$4.34M
Blend (final)
Blend
$4.35M
Owner & transaction history
Ac Avery LLC · 8 yrs held
Ac Avery LLC
since 2018
7 recorded transactions
Zoning & alternative use
CC · Forest Grove, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.4M
+42.5%
Restaurant
$4.2M
+35.3%
Commercial (general)
$3.9M
+23.9%
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 Forest Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Forest Grove 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
RETAIL STORES
$3,110,000
Current use
MEDICAL BUILDING
$4,435,000
Change: +43% · Conversion: Difficult
RESTAURANT
$4,210,000
Change: +35% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,855,000
Change: +24% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,090,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$4.35M
Range $3.91M – $4.78M · ±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
$312 / 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
$46,155
Tax year 2023
Assessed value
$2,458,760
Assessed 2023
Previous assessed
$2,299,640
+6.9% YoY
Effective rate
1.88%
On assessed value
Land market value
$774,660
Improvement market value
$2,891,470
Total market value
$3,666,130
Applied tax rate
15.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Total area
13,910 SF
Lot
1.35 ac (58,806 SF)
Zoning code
CC
APN
1S305AB-00504
UPID
US71-1174205
Jurisdiction
WASHINGTON
Zoning & alternative use
CC · Forest Grove, OR
Zoning CC · permitted uses
CC · Forest Grove, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Forest Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$4.4M
RESTAURANT
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
RETAIL STORES Current
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
Lot
1.35 ac
Current owner
From public records · entity-resolved
Ac Avery LLC
Entity
Mailing address
PO BOX 12807, SALEM, OR 97309-0807
Ownership since
2018
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
Dec 30, 2021
—
A C Avery LLC
—
Deed
related
$3,300,000 · Boeing Employees Cu
Jan 31, 2019
—
Ac Avery LLC
—
Deed
related
$3,100,000 · Homestreet Bank
Jan 19, 2018
—
Ac Avery LLC
Columbia West LLC
Grant Deed
related
$2,851,000 · Umpqua Bk
Jun 9, 2016
$1,100,000
Columbia West LLC
Mgp X Reit LLC
Warranty Deed
$1,000,000 · Forestplace Apartments LLC
Oct 26, 2012
—
Mgp X Reit LLC
Briar Dev Co LLP
Warranty Deed
related
—
Jul 11, 2011
—
Briar Dev Co LLP
—
Deed Of Trust
related
$8,400,000 · Wells Fargo Bank
Apr 13, 2011
—
Briar Dev Co LLP
—
Deed Of Trust
related
$10,000,000 · Wells Fargo Bank
Dec 30, 2010
—
Briar Dev Co LLP
—
Deed Of Trust
related
$42,561,760 · 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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