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Property profile & analytics
OFF-MARKET
Estimated value
$2,230,000
Commercial real estate
38100 Hwy 26, Sandy, OR 97055
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US71-1004957
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1979
Total area
5,789 SF
Lot
0.74 ac (32,234 SF)
Zoning code
C2
APN
24E14AD04800
UPID
US71-1004957
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
$2.56M
Blend (final)
Blend
$2.23M
Owner & transaction history
Tollgate Inn Dev INC · 7 yrs held
Tollgate Inn Dev INC
since 2018
Last sale
$1.9M
6 recorded transactions
Zoning & alternative use
C2 · Sandy, 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 Sandy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy 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
COMMERCIAL (GENERAL)
$2,265,000
Current use
Blend value · Realmo final
$2.23M
Range $2.01M – $2.45M · ±10% · vs last sale $1.90M (May 1 2025)
Last sale anchor
$1.90M
May 1 2025
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
$385 / 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
$17,402
Tax year 2023
Assessed value
$1,025,008
Assessed 2023
Previous assessed
$995,154
+3.0% YoY
Effective rate
1.70%
On assessed value
Land market value
$413,875
Improvement market value
$1,181,540
Total market value
$1,595,415
Applied tax rate
46.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1979
Heating
NONE
Total area
5,789 SF
Lot
0.74 ac (32,234 SF)
Zoning code
C2
APN
24E14AD04800
UPID
US71-1004957
Jurisdiction
CLACKAMAS
Zoning & alternative use
C2 · Sandy, OR
Zoning C2 · permitted uses
C2 · Sandy, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.3M
COMMERCIAL (GENERAL) 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
1979
Heating
NONE
Lot
0.74 ac
Current owner
From public records · entity-resolved
Tollgate Inn Dev INC
Entity
Mailing address
PO BOX 249, SANDY, OR 97055-0249
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2025
—
Jc Tollgate LLC
—
Deed
related
$2,800,000 · Tollgate Inn Development INC
Jun 22, 2021
—
Tollgate Inn Development INC
—
Deed
related
$1,072,109 · Clackamas County Bank
Aug 31, 2018
$1,200,000
Tollgate Inn Dev INC
Lesowski John M Living Trust
Grant Deed
—
Aug 31, 2018
—
Tollgate Inn Dev INC
—
Deed
related
$1,200,000 · Lesowski John M Living Tr (lt)
Aug 28, 2018
$1,200,000
Tollgate Inn Dev INC
Lesowski John M Living Trust
Warranty Deed
$1,200,000 · Lesowski John M Living Tr (lt)
—
—
Tollgate Inn Dev INC
—
Deed Of Trust
related
$1,200,000 · Lesowski John M Living Tr (lt)
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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