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Property profile & analytics
OFF-MARKET
Estimated value
$11,430,000
Apartment buildings
8515 Apple Way, Portland, OR 97225-7641
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US71-0595256
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Total area
53,378 SF
Lot
2.15 ac (93,654 SF)
Zoning code
CS
APN
1S113BC-01300
UPID
US71-0595256
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
$11.43M
Blend (final)
Blend
$11.43M
Owner & transaction history
Crescent Hill Phase 2 Land LLC · 10 yrs held
Crescent Hill Phase 2 Land LLC
since 2015
7 recorded transactions
Zoning & alternative use
CS · Portland, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.3M
+28.8%
Auto repair, garage
$16.3M
+14.8%
Medical building
$16.1M
+13.6%
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
APARTMENT HOUSE (5+ UNITS)
$14,190,000
Current use
RESTAURANT
$18,280,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$16,300,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$16,125,000
Change: +14% · Conversion: Moderate
RETAIL STORES
$16,025,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$15,425,000
Change: +9% · Conversion: Moderate
COMMERCIAL (GENERAL)
$15,370,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$11.43M
Range $10.29M – $12.57M · ±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
$214 / 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
$88,594
Tax year 2023
Assessed value
$4,192,260
Assessed 2023
Previous assessed
$4,070,160
+3.0% YoY
Effective rate
2.11%
On assessed value
Land market value
$1,050,000
Improvement market value
$11,800,560
Total market value
$12,850,560
Applied tax rate
51.0000
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 (100+ UNITS)
Status
Off-Market
Heating
NONE
Total area
53,378 SF
Lot
2.15 ac (93,654 SF)
Zoning code
CS
APN
1S113BC-01300
UPID
US71-0595256
Jurisdiction
WASHINGTON
Zoning & alternative use
CS · Portland, OR
Zoning CS · permitted uses
CS · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$14.2M
RESTAURANT
Est. value
$18.3M
AUTO REPAIR, GARAGE
Est. value
$16.3M
MEDICAL BUILDING
Est. value
$16.1M
RETAIL STORES
Est. value
$16.0M
OFFICE BUILDING
Est. value
$15.4M
COMMERCIAL (GENERAL)
Est. value
$15.4M
APARTMENT HOUSE (5+ UNITS) 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
Heating
NONE
Lot
2.15 ac
Current owner
From public records · entity-resolved
Crescent Hill Phase 2 Land LLC
Entity
Free & Clear · 10 yrs held
Mailing address
101 SW MAIN ST STE #1210, PORTLAND, OR 97204-3265
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Oct 8, 2015
—
Crescent Hill Phase 2 Land LLC
Commerce Investment INC
Grant Deed
related
—
Sep 28, 2015
—
Crescent Hill Phase 2 Land LLC
Commerce Investment INC
Grant Deed
related
—
—
—
Crescent Hill Apartments LLC
—
Deed Of Trust
related
$22,000,000 · Miscellaneous Ins Co
—
—
Crescent Hill Apartments Phase
—
Deed Of Trust
related
$22,000,000 · Miscellaneous Ins Co
—
—
Crescent Hill Phase 2 Land LLC
—
Deed Of Trust
related
$22,000,000 · Miscellaneous Ins Co
—
—
Crescent Hill Apartments Phase
—
Deed Of Trust
related
$22,000,000 · Miscellaneous Ins Co
—
—
Crescent Hill Phase 2 Land LLC
—
Deed Of Trust
related
$22,000,000 · Miscellaneous Ins Co
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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