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Property profile & analytics
OFF-MARKET
Estimated value
$9,290,000
Grocery and convenience stores
4990 Riv N Rd Keizer, OR 97303-4540
Entity Owned
6-yr Hold
Free & Clear
Property ID
US71-0409574
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1996
Total area
48,636 SF
Lot
2.01 ac (87,556 SF)
Zoning code
MU
APN
073W02BA05602
UPID
US71-0409574
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
$9.01M
Comparable Approach
Comparable
$9.16M
Blend (final)
Blend
$9.29M
Owner & transaction history
Aci Real Estate Spe 128 LLC · 6 yrs held
Aci Real Estate Spe 128 LLC
since 2020
Last sale
$9.5M
3 recorded transactions
Zoning & alternative use
MU · Keizer, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.5M
+12.7%
Commercial (general)
$12.8M
+6.5%
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 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%
$9,755,000
6.5%
$9,005,000
7%
$8,360,000
Alternative Use
Use
Estimation
RETAIL STORES
$11,980,000
Current use
OFFICE BUILDING
$13,500,000
Change: +13% · Conversion: Easy
COMMERCIAL (GENERAL)
$12,755,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$9.29M
Range $8.36M – $10.22M · ±10% · vs last sale $9.50M (Jun 11 2020)
Last sale anchor
$9.50M
Jun 11 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
$191 / 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
$68,613
Tax year 2023
Assessed value
$4,135,050
Assessed 2023
Previous assessed
$4,014,620
+3.0% YoY
Effective rate
1.66%
On assessed value
Land market value
$1,398,380
Improvement market value
$3,540,650
Total market value
$4,939,030
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1996
Heating
NONE
Stories
1
Total area
48,636 SF
Lot
2.01 ac (87,556 SF)
Zoning code
MU
APN
073W02BA05602
UPID
US71-0409574
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
RETAIL STORES Current
Est. value
$12.0M
OFFICE BUILDING
Est. value
$13.5M
COMMERCIAL (GENERAL)
Est. value
$12.8M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (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
1996
Heating
NONE
Stories
1
Lot
2.01 ac
Current owner
From public records · entity-resolved
Aci Real Estate Spe 128 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
250 E PARKCENTER BLVD, BOISE, ID 83706-3940
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
Jun 11, 2020
$9,500,000
Aci Real Estate Spe 128 LLC
Safeway INC
Grant Deed
—
Jan 11, 2018
—
Safeway INC
—
Loan Modification
related
—
—
—
Safeway INC
—
Deed Of Trust
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.
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