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Property profile & analytics
FOR SALE
Commercial real estate
38454 Pioneer Blvd, Sandy, OR 97055
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US71-0501645
For Sale
1 / 12
$1,250,000
38454 Pioneer Blvd, Sandy, OR 97055
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1943
Total area
1,662 SF
Lot
0.49 ac (21,344 SF)
Zoning code
C1
APN
24E13CB01700
UPID
US71-0501645
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
Current use
Occupant on record · Public records
-
Next Adventure Sandy Outdoor Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$1.08M
Owner & transaction history
Adventure Holding LLC · 5 yrs held
Adventure Holding LLC
since 2020
5 recorded transactions
Zoning & alternative use
C1 · 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
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±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
$650 / 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
$10,533
Tax year 2023
Assessed value
$620,416
Assessed 2023
Previous assessed
$602,346
+3.0% YoY
Effective rate
1.70%
On assessed value
Land market value
$363,237
Improvement market value
$732,620
Total market value
$1,095,857
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
For Sale
Year built
1943
Heating
OTHER
Bathrooms
1
Total area
1,662 SF
Lot
0.49 ac (21,344 SF)
Zoning code
C1
APN
24E13CB01700
UPID
US71-0501645
Jurisdiction
CLACKAMAS
Zoning & alternative use
C1 · Sandy, OR
Zoning C1 · permitted uses
C1 · 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.
Building & site characteristics
From public records
Year built
1943
Heating
OTHER
Bathrooms
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Adventure Holding LLC
Entity
Free & Clear · 5 yrs held
Mailing address
426 SE GRAND AVE, PORTLAND, OR 97214-1119
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Sep 24, 2020
$100,000
Adventure Holding LLC
Susan B Fox
Grant Deed
related
—
Aug 24, 2020
—
Adventure Holding LLC
—
Deed
related
$300,000 · Wells Fargo Bk
Mar 7, 2016
$100,000
Adventure Holdings LLC
Fox,susan B
Dual Purpose Document
related
$80,000 · Susan B Fox
Jul 1, 1988
$50,000
Terry Allen Simpson
Unknown
Grant Deed
—
—
—
Adventure Holding LLC
—
Deed Of Trust
related
$300,000 · Wells Fargo Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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