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Property profile & analytics
OFF-MARKET
Estimated value
$12,250,000
Apartment buildings
4780 11th St, Gresham, OR 97080-4321
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US71-0634152
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1992
Total area
70,920 SF
Lot
3.95 ac (172,062 SF)
Zoning code
CMF
APN
1S3E18A 00902
UPID
US71-0634152
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
$14.01M
Comparable Approach
Comparable
$15.95M
Blend (final)
Blend
$12.25M
Owner & transaction history
Gelt Silverwood Fee Owner LLC · 5 yrs held
Gelt Silverwood Fee Owner LLC
since 2020
Last sale
$8.4M
3 recorded transactions
Zoning & alternative use
CMF · Gresham, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$20.2M
+8.2%
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
$10,850,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$15,175,000
6.5%
$14,010,000
7%
$13,010,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$18,670,000
Current use
COMMERCIAL (GENERAL)
$20,205,000
Change: +8% · Conversion: Moderate
OFFICE BUILDING
$18,240,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$12.25M
Range $11.03M – $13.48M · ±10% · vs last sale $8.38M (Sep 16 2020)
Last sale anchor
$8.38M
Sep 16 2020
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
$173 / 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
$102,360
Tax year 2023
Assessed value
$5,908,220
Assessed 2023
Previous assessed
$5,736,140
+3.0% YoY
Effective rate
1.73%
On assessed value
Land market value
$1,720,620
Improvement market value
$13,698,930
Total market value
$15,419,550
Applied tax rate
383.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1992
Heating
NONE
Buildings
2
Stories
1
Total area
70,920 SF
Lot
3.95 ac (172,062 SF)
Zoning code
CMF
APN
1S3E18A 00902
UPID
US71-0634152
Jurisdiction
MULTNOMAH
Zoning & alternative use
CMF · Gresham, OR
Zoning CMF · permitted uses
CMF · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$18.7M
COMMERCIAL (GENERAL)
Est. value
$20.2M
OFFICE BUILDING
Est. value
$18.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1992
Heating
NONE
Stories
1
Buildings
2
Lot
3.95 ac
Current owner
From public records · entity-resolved
Gelt Silverwood Fee Owner LLC
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2020
$30,000,000
Gelt Silverwood Fee Owner LLC
Silverwood Apartments LLC
Warranty Deed
related
$22,522,000 · Cbre Cap Markets
Dec 21, 2017
—
Silverwood Apartments LLC
—
Grant Deed
related
$14,579,500 · Jp Morgan Chase Bk
May 31, 2002
$8,375,000
Zylstra Trust
Bird/storm Partnership
Grant Deed
$6,300,000 · E F & A Funding LLC
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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