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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    540 Patterson NW St Salem, OR 97304-3950

    • Office buildings
    • 3,503 SF
    • 1.40 lot acres
    OFF-MARKET
    Value Estimations
    $805,000
    Show details
    Cap Rate Potential
    6.8%
    Office buildings
    Location Intelligence
    Property ID
    US71-0747695
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Monarch Lash Co / Beauty Salon
    • Edward Jones - Financial Advisor: Caitlin M Davis, CFP®|AAMS™ / Finance Broker / Investment Service
    • Willamette Valley Wellness-West / Acupuncture Clinic / Massage Therapist

    Property Details for 540 Patterson NW St

    Year built
    2021
    Lot size
    1.40 lot acres
    Property size
    3,503 SF
    Zone code
    IG
    Property type
    Office buildings
    APN
    07321-DA-01101
    APU
    07321DA01101

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $760,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $860,000
      6.5%
      $790,000
      7%
      $735,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $858,000
      Market price range: $260k - $858k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $970,000
      Current use
      MEDICAL BUILDING
      $1,185,000
      Change: +22% Conversion: Easy
      COMMERCIAL (GENERAL)
      $920,000
      Change: -6% Conversion: Easy
      RETAIL STORES
      $865,000
      Change: -11% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Salem
    County
    Polk
    State
    Oregon
    Longitude
    -123.056
    Latitude
    44.9464
    CBSA code
    41420
    CBSA name
    SALEM, OR METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $33,339
    $228,720
    $1,540,220
    $1,768,940
    -
    $291,850
    $3,073,090
    $3,364,940

    Comparable in this City

    • Value Estimation by Request
      918 SF

      220 Kingwood NW Ave

      OFFICE BUILDING • 918 SF
      220 Kingwood NW Ave, Salem, OR 97304-4032
      View Details
    • Value Estimation by Request
      2,144 SF

      110 Wallace NW Rd

      OFFICE BUILDING • 2,144 SF
      110 Wallace NW Rd, Salem, OR 97304-3829
      View Details
    • Value Estimation
      $1,265,000
      8,400 SF

      4400 Salem Dallas NW Hwy

      OFFICE BUILDING • 8,400 SF
      4400 Salem Dallas NW Hwy, Salem, OR 97304-3338
      View Details
    • Value Estimation
      $665,000
      4,607 SF

      1125 Edgewater NW St

      OFFICE BUILDING • 4,607 SF
      1125 Edgewater NW St, Salem, OR 97304-4047
      View Details
    • Value Estimation
      $2,955,000
      17,338 SF

      1174 Cornucopia St Nw Ste, Unit 110

      OFFICE BUILDING • 17,338 SF
      1174 Cornucopia St Nw Ste, Salem, OR 97304-3193
      View Details
    • Value Estimation
      $1,375,000
      6,734 SF

      1135 Edgewater NW St

      OFFICE BUILDING • 6,734 SF
      1135 Edgewater NW St, Salem, OR 97304-4047
      View Details

    Similar Nearby for Sale

    • $5,850,000

      Redevelopment Site in West Salem

      Flat, rectangular site primed for redevelopment in West Salem.
      740 Bassett St NW, Salem, OR 97304
      View Details
    • $9,650,000

      Willamette Riverfront Farm Opportunity

      Productive 445-acre farm with development potential near Salem.
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    • $175,000
      0.24 Acres

      Residential Land in Salem, Oregon

      0.24 acre lot, close to city services.
      NW Doaks Ferry Rd, Salem, OR 97304
      View Details
    • $1,395,000
      7,940 SF

      Retail Building on Edgewater Street

      Retail building with three leased spaces and recent renovations.
      1111-1117 Edgewater St NW, Salem, OR 97304
      View Details
    • $1,395,000
      7,940 SF

      Salem Retail Investment Opportunity

      High-yield retail building, 7,940 SF
      1111-1117 Edgewater St, Salem, OR 97304
      View Details
    • $3,700,000
      11 SF

      Prime Development Property with Views

      11.82 acres of residential agriculture land with development potential.
      1684 Doaks Ferry Rd, Salem, OR 97304
      View Details

    Similar Nearby for Lease

    • $2.00 SF/Yr
      479 SF

      West Salem Office Space Available

      Newly renovated office spaces for lease in West Salem.
      675 Orchard Heights Rd NW, Salem, OR 97304
      View Details
    • $2 SF/Yr
      890 SF

      Glen Creek Road Office Space

      Office suites available in multi-tenant building on Glen Creek.
      525 Glen Creek Rd, Salem, OR 97304
      View Details
    • $1.50 SF/Yr
      5,622 SF

      West Salem Retail/Office Space

      Bright, versatile retail/office space in West Salem's active corridor.
      1109 Edgewater St Northwest, Salem, OR 97304
      View Details
    • $1.85 SF/Yr
      1,177 SF

      New Construction Office Space Available

      1,177 SF office space for lease at $1.85/SF/Mo/NNN.
      572 Patterson St NW, Salem, OR 97304
      View Details
    • $0.39 SF/Yr
      1,200 SF

      Salem Warehouse and Office Spaces

      ESMU zoned property offering warehouse and office spaces for rent.
      809 Edgewater St NW, Salem, OR 97304
      View Details
    • $1.00 SF/Yr
      1,415 SF

      West Salem Office Space Available

      Remodeled office space in popular West Salem shopping destination.
      1495-1520 Edgewater St NW, Salem, OR 97304
      View Details
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    540 Patterson NW St
    Salem, OR 97304-3950
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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