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Property profile & analytics
OFF-MARKET
Estimated value
$7,110,000
Assisted living facilities
4138 Market NE St, Salem, OR 97301-2065
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US71-1014902
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Total area
81,863 SF
Lot
2.89 ac (125,888 SF)
Zoning code
RM2
APN
072W19BD04000
UPID
US71-1014902
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
-
The Springs at Lancaster Village Nursing Home Retirement Community
-
Styling Den 3 Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.11M
Owner & transaction history
Amstad Farms-tsl LLC · 6 yrs held
Amstad Farms-tsl LLC
since 2020
Last sale
$7.1M
7 recorded transactions
Zoning & alternative use
RM2 · Salem, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$87 / 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
$148,872
Tax year 2023
Assessed value
$7,772,510
Assessed 2023
Previous assessed
$7,576,410
+2.6% YoY
Effective rate
1.92%
On assessed value
Land market value
$565,660
Improvement market value
$7,206,850
Total market value
$7,772,510
Applied tax rate
24,013.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1984
Heating
NONE
Buildings
2
Stories
1
Total area
81,863 SF
Lot
2.89 ac (125,888 SF)
Zoning code
RM2
APN
072W19BD04000
UPID
US71-1014902
Jurisdiction
MARION
Zoning & alternative use
RM2 · Salem, OR
Zoning RM2 · permitted uses
RM2 · 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.
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Stories
1
Buildings
2
Lot
2.89 ac
Current owner
From public records · entity-resolved
Amstad Farms-tsl LLC
Entity
Mailing address
16300 SW 192ND AVE, SHERWOOD, OR 97140-8744
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2020
$29,630,000
Amstad Farms-tsl LLC
Lancaster Senior Living LLC
Grant Deed
related
$16,972,500 · Bbva USA
Jun 11, 2020
$4,435,000
Fps Ents LP
Senior Living Services INC
Grant Deed
—
Mar 9, 2020
$4,435,000
Senior Living Services INC
Fps Ents LP
Grant Deed
—
Mar 9, 2020
—
Fps Ents LP
Lancaster Village LLC
Grant Deed
related
—
Oct 11, 2006
—
Lancaster Village LLC
Fps Ents
Grant Deed
$6,750,000 · Capmark Bank
May 31, 1988
$4,500,000
Fps Enterprises Limited Partners
Unknown
Grant Deed
—
—
—
Lancaster Village LLC
—
Deed Of Trust
related
$4,435,000 · Columbia St 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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