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Property profile & analytics
FOR LEASE
Warehouses
4118 River Rd N, Keizer, OR 97303
Entity Owned
Free & Clear
Property ID
US71-0590358
For Lease
1 / 2
$1.00 SF/Yr
4118 River Rd N, Keizer, OR 97303
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1997
Total area
13,500 SF
Lot
0.77 ac (33,541 SF)
Zoning code
MU
APN
073W02CC08800
UPID
US71-0590358
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
$2.26M
Blend (final)
Blend
$2.20M
Owner & transaction history
Vb Acquisitions LLC
Vb Acquisitions LLC
since 2025
7 recorded transactions
Zoning & alternative use
MU · Keizer, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.5M
+34.8%
Retail stores
$3.3M
+26.7%
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
WAREHOUSE, STORAGE
$2,625,000
Current use
COMMERCIAL (GENERAL)
$3,540,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$3,325,000
Change: +27% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,425,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$2.20M
Range $1.98M – $2.42M · ±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
$163 / 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
$9,641
Tax year 2023
Assessed value
$581,240
Assessed 2023
Previous assessed
$564,320
+3.0% YoY
Effective rate
1.66%
On assessed value
Land market value
$421,510
Improvement market value
$1,599,000
Total market value
$2,020,510
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
For Lease
Year built
1997
Heating
NONE
Buildings
2
Stories
1
Total area
13,500 SF
Lot
0.77 ac (33,541 SF)
Zoning code
MU
APN
073W02CC08800
UPID
US71-0590358
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
WAREHOUSE, STORAGE Current
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$3.5M
RETAIL STORES
Est. value
$3.3M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1997
Heating
NONE
Stories
1
Buildings
2
Lot
0.77 ac
Current owner
From public records · entity-resolved
Vb Acquisitions LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 4186, FOSTER CITY, CA 94404-0186
Ownership since
2025
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
Oct 16, 2025
—
Vb Acquisitions LLC
Cellco Partnership
Deed
—
Jan 7, 2019
—
Salem Management 88 LLC
Wong 88 LLC
Grant Deed
related
—
Sep 14, 2018
$1,200,000
Wong 88 LLC
Eagle Pacific Indl Pk Ptshp
Warranty Deed
—
Aug 22, 2017
—
Eagle Pacific Indl Park Ptshp
—
Deed
related
—
Dec 17, 1998
$14,900
Keizer City
Allen,d L
Grant Deed
—
—
—
D L Allen
—
Deed Of Trust
related
$150,000 · Us National Bank Oregon
—
—
Eagle Pacific Indl Park Ptshp
—
Loan Modification
related
—
—
—
D L Allen
—
Deed Of Trust
related
$250,000 · West Coast Bank
—
—
Eagle Pacific Indl Park Ptshp
—
Loan Modification
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.
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?”
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