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Property profile & analytics
OFF-MARKET
Estimated value
$35,110,000
Warehouses
6845 Cutter Cir, Portland, OR 97217-3944
Entity Owned
Absentee Owner
Free & Clear
Property ID
US71-0168865
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1991
Total area
96,288 SF
Lot
24.21 ac (1,054,588 SF)
Zoning code
IG2
APN
1N1E17A 00800
UPID
US71-0168865
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
by Request
Comparable Approach
Comparable
$29.72M
Blend (final)
Blend
$35.11M
Owner & transaction history
R L R Investments LLC
R L R Investments LLC
since 2026
Last sale
$40.5M
7 recorded transactions
Zoning & alternative use
IG2 · Portland, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$39.2M
+99.5%
Restaurant
$33.0M
+67.8%
Auto repair, garage
$29.4M
+49.6%
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
COMMERCIAL (GENERAL)
$39,195,000
Change: +99% · Conversion: Difficult
RESTAURANT
$32,975,000
Change: +68% · Conversion: Difficult
AUTO REPAIR, GARAGE
$29,400,000
Change: +50% · Conversion: Easy
MEDICAL BUILDING
$29,085,000
Change: +48% · Conversion: Difficult
RETAIL STORES
$28,910,000
Change: +47% · Conversion: Moderate
OFFICE BUILDING
$27,830,000
Change: +42% · Conversion: Difficult
Blend value · Realmo final
$35.11M
Range $31.60M – $38.62M · ±10% · vs last sale $40.50M (Feb 27 2026)
Last sale anchor
$40.50M
Feb 27 2026
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
$365 / 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
$348,587
Tax year 2023
Assessed value
$13,154,890
Assessed 2023
Previous assessed
$12,771,740
+3.0% YoY
Effective rate
2.65%
On assessed value
Land market value
$15,818,820
Improvement market value
$14,762,960
Total market value
$30,581,780
Applied tax rate
201.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1991
Heating
NONE
Buildings
3
Stories
1
Total area
96,288 SF
Lot
24.21 ac (1,054,588 SF)
Zoning code
IG2
APN
1N1E17A 00800
UPID
US71-0168865
Jurisdiction
MULTNOMAH
Zoning & alternative use
IG2 · Portland, OR
Zoning IG2 · permitted uses
IG2 · Portland, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$39.2M
RESTAURANT
Est. value
$33.0M
AUTO REPAIR, GARAGE
Est. value
$29.4M
MEDICAL BUILDING
Est. value
$29.1M
RETAIL STORES
Est. value
$28.9M
OFFICE BUILDING
Est. value
$27.8M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1991
Heating
NONE
Stories
1
Buildings
3
Lot
24.21 ac
Current owner
From public records · entity-resolved
R L R Investments LLC
Entity
Free & Clear · 0 yrs held
Mailing address
210 SW MORRISON ST STE #600, PORTLAND, OR 97204-3150
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2026
$40,500,000
R L R Investments LLC
Madrona Cutter LLC
Special Warranty Deed
—
May 23, 2019
—
Madrona Cutter LLC
—
Deed
related
$8,500,000 · M&t R/e Tr
Apr 15, 2014
$13,212,500
Madrona Cutter LLC
Natmi Truck Terminals LLC
Special Warranty Deed
$9,500,000 · M&t Real Estate Trust
May 29, 2009
$7,628,571
Natmi Truck Terminals LLC
Yrc INC
Grant Deed
—
May 29, 2009
—
Yrc INC
—
Deed Of Trust
related
—
Dec 23, 2003
—
Roadway Express INC
—
Deed Of Trust
related
$1,100,000 · Deutsche Bank Ag New York Bran
—
—
Madrona Cutter LLC
—
Deed Of Trust
related
$8,500,000 · M&t R/e Tr
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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