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Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Assisted living facilities
6248 Hamilton St Portland, OR 97221-1238
Individually Owned
9-yr Hold
Property ID
US71-0036796
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1924
Total area
5,227 SF
Lot
0.27 ac (11,674 SF)
Zoning code
R10
APN
1S1E18BB 02101
UPID
US71-0036796
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
-
Sylvan Heights Care Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.32M
Owner & transaction history
Magdalena Pisica · 9 yrs held
Magdalena Pisica
since 2017
7 recorded transactions
Zoning & alternative use
R10 · Portland, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The single dwelling zone is intended to preserve land for housing and to provide housing opportunities for individual households
Zone name
Single Dwelling Residential 10000
General category
RESIDENTIAL
Zone area
6,009.67 ac
Source
Realmo
Top alternative use upside
Restaurant
$1.8M
+73.7%
Auto repair, garage
$1.6M
+54.8%
Medical building
$1.6M
+53.2%
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 Portland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portland 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,030,000
Current use
RESTAURANT
$1,790,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,595,000
Change: +55% · Conversion: Difficult
MEDICAL BUILDING
$1,580,000
Change: +53% · Conversion: Difficult
RETAIL STORES
$1,570,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$1,510,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,505,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±10%
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
$253 / 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
$21,199
Tax year 2023
Assessed value
$800,740
Assessed 2023
Previous assessed
$777,420
+3.0% YoY
Effective rate
2.65%
On assessed value
Land market value
$341,000
Improvement market value
$947,770
Total market value
$1,288,770
Applied tax rate
1.0000
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
1924
Heating
FORCED AIR
Stories
1
Bathrooms
10
Total area
5,227 SF
Lot
0.27 ac (11,674 SF)
Zoning code
R10
APN
1S1E18BB 02101
UPID
US71-0036796
Jurisdiction
MULTNOMAH
Zoning & alternative use
R10 · Portland, ORZoning R10 · permitted uses
R10 · Portland, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The single dwelling zone is intended to preserve land for housing and to provide housing opportunities for individual households
Zone name
Single Dwelling Residential 10000
General category
RESIDENTIAL
Zone area
6,009.67 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1924
Heating
FORCED AIR
Stories
1
Bathrooms
10
Lot
0.27 ac
Current owner
From public records · entity-resolved
Magdalena Pisica
Individual
Mailing address
6232 SW HAMILTON ST, PORTLAND, OR 97221-1238
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2025
—
Jonut Piscia
—
Deed
related
$1,073,737 · Wasatch Credit Association
Jul 27, 2021
—
Magdalena Pisica
—
Deed
related
$523,386 · Umpqua Bank
Jan 29, 2020
—
Magdalena Pisica
—
Deed
related
$510,400 · Umpqua Bank
Apr 18, 2017
—
Magdalena Pisica
Magdalena Pisica
Intrafamily Transfer
related
$424,000 · Umpqua Bank
Apr 24, 2007
$800,000
Magdalena Pisica
Dorin Banica
Warranty Deed
$640,000 · Abn Amro Mortgage Group INC
Nov 17, 2004
$452,000
Dorin Banica
Wile,michael J & Nancy A
Warranty Deed
$316,400 · American Home Mtg Acceptance
Aug 23, 1999
$339,900
Michael J Wile
Merlitti,henry A & Linda R
Grant Deed
$271,900 · Mortgage Market
—
—
Henry A Merlitti
—
Deed Of Trust
related
$50,000 · Wells Fargo Bank
—
—
Michael J Wile
—
Deed Of Trust
related
$273,000 · Pacific Guarantee Mortgage
—
—
Henry A Merlitti
—
Deed Of Trust
related
$30,000 · Bank Of America Oregon
—
—
Henry A Merlitti
—
Deed Of Trust
related
$130,000 · West One Bank Oregon
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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