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Property profile & analytics
OFF-MARKET
Estimated value
$1,890,000
Retail space
3883 Commercial SE St Salem, OR 97302-3872
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US71-0812224
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2016
Total area
4,541 SF
Lot
0.36 ac (15,682 SF)
Zoning code
CR
APN
083W03DC03100
UPID
US71-0812224
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
-
Panda Express Restaurant
-
Chipotle Mexican Grill Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.89M
Owner & transaction history
Cft Nv Development LLC · 2 yrs held
Cft Nv Development LLC
since 2023
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
CR · Salem, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+44.9%
Medical building
$1.5M
+37.2%
Office building
$1.4M
+28.9%
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 Salem submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salem 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
AUTO REPAIR, GARAGE
$1,620,000
Change: +45% · Conversion: Difficult
MEDICAL BUILDING
$1,535,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$1,440,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$1.89M
Range $1.70M – $2.08M · ±10% · vs last sale $2.37M (Nov 17 2023)
Last sale anchor
$2.37M
Nov 17 2023
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
$416 / 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
$24,932
Tax year 2023
Assessed value
$1,270,290
Assessed 2023
Previous assessed
$1,233,300
+3.0% YoY
Effective rate
1.96%
On assessed value
Land market value
$300,380
Improvement market value
$1,075,160
Total market value
$1,375,540
Applied tax rate
24,010.0000
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
Year built
2016
Heating
NONE
Total area
4,541 SF
Lot
0.36 ac (15,682 SF)
Zoning code
CR
APN
083W03DC03100
UPID
US71-0812224
Jurisdiction
MARION
Zoning & alternative use
CR · Salem, OR
Zoning CR · permitted uses
CR · Salem, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salem. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
2016
Heating
NONE
Lot
0.36 ac
Current owner
From public records · entity-resolved
Cft Nv Development LLC
Entity
Mailing address
1120 N TOWN CTR DR STE #150, LAS VEGAS, NV 89144-6303
Ownership since
2023
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
Nov 17, 2023
$2,370,825
Cft Nv Development LLC
Commercial Restaurant Ventures LLC
Warranty Deed
—
Mar 1, 2017
—
Commercial Restaurant Ventures
—
Deed
related
$1,650,000 · Pioneer Tr Bk
Jun 14, 2016
—
Commercial Restaurant Ventures
Wyant Family Trust
Grant Deed
related
—
Feb 28, 2006
$350,000
Wyant Family Trust
Suncor Holdings-cop II LLC
Warranty Deed
—
Dec 27, 2005
$210,992
Suncor Holdings-cop II LLC
Conocophillips
Deed Of Trust
related
$104,865,329 · Istar Financial INC
Apr 7, 1997
$13,140
Tosco Corporation
Union Oil Company Of Californi
Grant Deed
—
Jun 13, 1988
$40,490
Union Oil Co Of Calif Dba
Unknown
Grant Deed
—
—
—
Commercial Restaurant Ventures
—
Deed Of Trust
related
$1,650,000 · Pioneer Tr 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.
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