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Property profile & analytics
OFF-MARKET
Estimated value
$208,310,000
Distribution centers
9475 Horseshoe Ave, Portland, OR 97217-2066
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US71-1448377
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2021
Total area
950,000 SF
Lot
110.33 ac (4,806,018 SF)
APN
1N1E10 00201
UPID
US71-1448377
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
$208.31M
Blend (final)
Blend
$208.31M
Owner & transaction history
Amerco Real Estate Company · 1 yrs held
Amerco Real Estate Company
since 2025
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$325.3M
+67.8%
Auto repair, garage
$290.1M
+49.6%
Medical building
$287.0M
+48.0%
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
WAREHOUSE, STORAGE
$193,855,000
Current use
RESTAURANT
$325,335,000
Change: +68% · Conversion: Difficult
AUTO REPAIR, GARAGE
$290,075,000
Change: +50% · Conversion: Easy
MEDICAL BUILDING
$286,950,000
Change: +48% · Conversion: Difficult
RETAIL STORES
$285,210,000
Change: +47% · Conversion: Moderate
OFFICE BUILDING
$274,560,000
Change: +42% · Conversion: Difficult
Blend value · Realmo final
$208.31M
Range $187.48M – $229.14M · ±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
$219 / 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
$1,703,379
Tax year 2023
Assessed value
$60,504,478
Assessed 2023
Previous assessed
$39,667,075
+52.5% YoY
Effective rate
2.82%
On assessed value
Land market value
$36,018,850
Improvement market value
$115,617,930
Total market value
$151,636,780
Applied tax rate
710.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2021
Heating
NONE
Buildings
3
Total area
950,000 SF
Lot
110.33 ac (4,806,018 SF)
APN
1N1E10 00201
UPID
US71-1448377
Jurisdiction
MULTNOMAH
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$193.9M
RESTAURANT
Est. value
$325.3M
AUTO REPAIR, GARAGE
Est. value
$290.1M
MEDICAL BUILDING
Est. value
$287.0M
RETAIL STORES
Est. value
$285.2M
OFFICE BUILDING
Est. value
$274.6M
WAREHOUSE, STORAGE Current
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
2021
Heating
NONE
Buildings
3
Lot
110.33 ac
Current owner
From public records · entity-resolved
Amerco Real Estate Company
Entity
Free & Clear · 1 yrs held
Mailing address
1800 WAZEE ST STE #500, DENVER, CO 80202-2526
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2025
—
Amerco Real Estate Company
Prologis LP
Quitclaim Deed
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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