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Property profile & analytics
OFF-MARKET
Estimated value
$19,480,000
Commercial real estate
3830 Riv N Rd, Keizer, OR 97303-4866
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US71-0845823
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1962
Total area
79,426 SF
Lot
4.86 ac (211,702 SF)
Zoning code
MU
APN
073W11BB00800
UPID
US71-0845823
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
$26.45M
Blend (final)
Blend
$19.48M
Owner & transaction history
Ch Keizer LLC · 11 yrs held
Ch Keizer LLC
since 2015
Last sale
$13.0M
4 recorded transactions
Zoning & alternative use
MU · Keizer, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$28.4M
+36.2%
Medical building
$26.8M
+28.9%
Office building
$22.0M
+5.9%
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 Keizer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Keizer 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)
$20,825,000
Current use
AUTO REPAIR, GARAGE
$28,355,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$26,845,000
Change: +29% · Conversion: Easy
OFFICE BUILDING
$22,045,000
Change: +6% · Conversion: Easy
RETAIL STORES
$19,565,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$19.48M
Range $17.53M – $21.43M · ±10% · vs last sale $13.00M (Jun 12 2024)
Last sale anchor
$13.00M
Jun 12 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
$245 / 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
$139,226
Tax year 2023
Assessed value
$8,380,820
Assessed 2023
Previous assessed
$8,136,720
+3.0% YoY
Effective rate
1.66%
On assessed value
Land market value
$3,309,160
Improvement market value
$6,078,810
Total market value
$9,387,970
Applied tax rate
24,200.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1962
Heating
NONE
Buildings
3
Stories
1
Total area
79,426 SF
Lot
4.86 ac (211,702 SF)
Zoning code
MU
APN
073W11BB00800
UPID
US71-0845823
Jurisdiction
MARION
Zoning & alternative use
MU · Keizer, OR
Zoning MU · permitted uses
MU · Keizer, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Keizer. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$20.8M
AUTO REPAIR, GARAGE
Est. value
$28.4M
MEDICAL BUILDING
Est. value
$26.8M
OFFICE BUILDING
Est. value
$22.0M
RETAIL STORES
Est. value
$19.6M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
Year built
1962
Heating
NONE
Stories
1
Buildings
3
Lot
4.86 ac
Current owner
From public records · entity-resolved
Ch Keizer LLC
Entity
Mailing address
904 SILVER SPUR RD STE #244, ROLLING HILLS ESTATES, CA 90274-4390
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2015
$9,725,000
Ch Keizer LLC
D & R Property Investors LLC
Grant Deed
$6,000,000 · Morgan Stanley Bk
Nov 23, 2004
—
Keizer Ents LLC
—
Deed Of Trust
related
$6,200,000 · Umpqua Bank
Nov 22, 2002
$2,500,000
Keizer Enterprises LLC
USA Properties INC
Grant Deed
$4,500,000 · Intervest Mortgage Investment
Mar 29, 1989
—
K Dba
Unknown
Grant Deed
related
—
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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