Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,415,000
Office buildings
442 Umatilla Ave Redmond, OR 97756-7039
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US71-0495343
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Total area
14,964 SF
Lot
1.56 ac (67,954 SF)
APN
151321 D0 00320
UPID
US71-0495343
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
$3.53M
Comparable Approach
Comparable
$3.79M
Blend (final)
Blend
$3.42M
Owner & transaction history
Central Christian School · 3 yrs held
Central Christian School
since 2023
Last sale
$3.1M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.6M
+36.9%
Restaurant
$5.5M
+35.6%
Retail stores
$4.9M
+19.5%
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 Redmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redmond 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
$3,170,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,820,000
6.5%
$3,525,000
7%
$3,275,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,090,000
Current use
COMMERCIAL (GENERAL)
$5,600,000
Change: +37% · Conversion: Easy
RESTAURANT
$5,545,000
Change: +36% · Conversion: Moderate
RETAIL STORES
$4,890,000
Change: +20% · Conversion: Moderate
MEDICAL BUILDING
$4,775,000
Change: +17% · Conversion: Easy
Blend value · Realmo final
$3.42M
Range $3.07M – $3.76M · ±10% · vs last sale $3.10M (Feb 27 2023)
Last sale anchor
$3.10M
Feb 27 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
$228 / 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
Assessed value
$1,560,600
Assessed 2023
Previous assessed
$1,471,020
+6.1% YoY
Land market value
$301,520
Improvement market value
$2,163,270
Total market value
$2,464,790
Applied tax rate
2,001.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Heating
NONE
Total area
14,964 SF
Lot
1.56 ac (67,954 SF)
APN
151321 D0 00320
UPID
US71-0495343
Jurisdiction
DESCHUTES
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$5.6M
RESTAURANT
Est. value
$5.5M
RETAIL STORES
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$4.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL 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
2003
Heating
NONE
Lot
1.56 ac
Current owner
From public records · entity-resolved
Central Christian School
Individual
Mailing address
2731 SW AIRPORT WAY, REDMOND, OR 97756-7020
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2023
$3,100,000
Central Christian School
Advantage Qalicb 1 LLC
Warranty Deed
$2,170,000 · Americas Christian Cu
Jul 17, 2013
—
Advantage Qalicb-1 LLC
Advantage Property Mgmt LLC
Quit Claim Deed
$3,298,492 · Stonehenge Scd Lxxxi A LLC
Jul 31, 2009
—
Advantage Property Mgmt LLC
Advantage Property Mgmt LLC
Quit Claim Deed
$5,036,250 · Pacific Continental Bank
Dec 30, 2008
—
Adp Property Management LLC
—
Deed Of Trust
related
$2,260,000 · Columbia Community Bank
—
—
Advantage Property Mgmt LLC
—
Deed Of Trust
related
$500,000 · Schatz & Co INC
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 442 Umatilla Ave?
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.
