Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Assisted living facilities
3894 21st Dr Gresham, OR 97080-7238
Individually Owned
4-yr Hold
Property ID
US71-0023069
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1980
Total area
3,770 SF
Lot
0.24 ac (10,464 SF)
Zoning code
LDR
APN
1S3E14DA 03200
UPID
US71-0023069
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
$720k
Blend (final)
Blend
$520k
Owner & transaction history
Endale Ayenew · 4 yrs held
Endale Ayenew
since 2021
Last sale
$515,000
7 recorded transactions
Zoning & alternative use
LDR · Gresham, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$785,000
+6.4%
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 Gresham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gresham 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
$530,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$740,000
Current use
WAREHOUSE, STORAGE
$785,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$635,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $515k (Jul 30 2021)
Last sale anchor
$515k
Jul 30 2021
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
$138 / 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
$7,761
Tax year 2023
Assessed value
$412,200
Assessed 2023
Previous assessed
$400,200
+3.0% YoY
Effective rate
1.88%
On assessed value
Land market value
$243,750
Improvement market value
$363,590
Total market value
$607,340
Applied tax rate
26.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1980
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Bathrooms
6
Total area
3,770 SF
Lot
0.24 ac (10,464 SF)
Zoning code
LDR
APN
1S3E14DA 03200
UPID
US71-0023069
Jurisdiction
MULTNOMAH
Zoning & alternative use
LDR · Gresham, OR
Zoning LDR · permitted uses
LDR · Gresham, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gresham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$740,000
WAREHOUSE, STORAGE
Est. value
$785,000
RETAIL STORES
Est. value
$635,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
WAREHOUSE, STORAGE
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
1980
Heating
FORCED AIR
Cooling
Yes
Stories
2
Bathrooms
6
Lot
0.24 ac
Current owner
From public records · entity-resolved
Endale Ayenew
Individual
Mailing address
3894 SE 21ST DR, GRESHAM, OR 97080-7238
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2021
—
Endale Ayenew
Endale Ayenew
Intrafamily Transfer
related
$478,190 · Crosscountry Mortgage LLC
Sep 13, 2019
$515,000
Endale Ayenew
Aman Geda
Warranty Deed
$484,350 · Crosscountry Mortgage INC
Mar 8, 2017
$419,000
Aman Geda
Lavinel M Popescu
Warranty Deed
$377,100 · United Wholesale Mortgage
Jun 12, 2012
—
Lavinel M Popescu
Popescu,calina L
Quit Claim Deed
related
—
Mar 15, 2004
$345,000
Lavinel M Popescu
Popescu,joh N& Lenuca
Grant Deed
related
$225,000 · American Brokers Conduit
—
—
John Popescu
—
Deed Of Trust
related
$69,000 · Plaza Savings & Loan
—
—
John Popescu
—
Deed Of Trust
related
$143,000 · Us Bank NA
—
—
John Popescu
—
Deed Of Trust
related
$35,000 · Bank Of America Oregon
—
—
John Popescu
—
Deed Of Trust
related
$26,000 · Security Pacific National 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3894 21st Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
