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Property profile & analytics
OFF-MARKET
Estimated value
$12,000,000
Specialty properties
Mcminnville, OR 97128
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US71-1189163
Property profile
Verified
Property type
Specialty properties
Use group
SBE - SPECIAL ASSESSMENTS
Lot
112.62 ac (4,905,727 SF)
Zoning code
R1
APN
R4524 00801
UPID
US71-1189163
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
by Request
Blend (final)
Blend
$12.00M
Owner & transaction history
Valleys Edge Developments INC · 4 yrs held
Valleys Edge Developments INC
since 2021
Last sale
$12.0M
7 recorded transactions
Zoning & alternative use
R1 · Mcminnville, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Mcminnville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mcminnville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$890
Tax year 2023
Assessed value
$39,588
Assessed 2023
Previous assessed
$38,449
+3.0% YoY
Effective rate
2.25%
On assessed value
Land market value
$18,779,385
Total market value
$18,779,385
Applied tax rate
40.0000
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
Specialty properties
Use group
SBE - SPECIAL ASSESSMENTS
Status
Off-Market
Heating
NONE
Lot
112.62 ac (4,905,727 SF)
Zoning code
R1
APN
R4524 00801
UPID
US71-1189163
Jurisdiction
YAMHILL
Zoning & alternative use
R1 · Mcminnville, OR
Zoning R1 · permitted uses
R1 · Mcminnville, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mcminnville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
112.62 ac
Current owner
From public records · entity-resolved
Valleys Edge Developments INC
Entity
Mailing address
PO BOX 731, MCMINNVILLE, OR 97128-0731
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
25 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2021
—
Valleys Edge Developments INC
Affordable Northwest Contractors In
Bargain And Sale Deed
—
May 21, 2021
$320,000
Affordable Northwest Contractors In
West Hills Properties LLC
Warranty Deed
$781,000 · Cetan Funds LLC
May 13, 2021
$605,000
Black Diamond Homes INC
West Hills Properties LLC
Warranty Deed
$1,746,720 · Washington Federal NA
May 7, 2021
$145,000
Black Hawk Homes LLC
West Hills Properties LLC
Commissioners Deed
related
$339,000 · Heritage Southeast Bank
Apr 12, 2021
$165,000
Daniel Slimick
West Hills Properties LLC
Warranty Deed
$325,000 · Len Odegaard
Sep 24, 2020
$460,700
West Hills Properties LLC
R & B Kauer Investments LLC
Grant Deed
—
Aug 21, 2020
$135,000
Teal Creek Dev LLC
West Hills Properties LLC
Warranty Deed
$386,855 · Bryant & Brenda Fitzgerald
Jul 21, 2020
$385,000
Black Diamond Homes INC
West Hills Properties LLC
Warranty Deed
—
May 21, 2020
$125,000
Black Diamond Homes INC
West Hills Properties LLC
Warranty Deed
$398,000 · Washington Fed'l Bk
Apr 24, 2020
$115,000
Jose Garcia
West Hills Properties LLC
Warranty Deed
—
Feb 27, 2020
$270,000
Kauer,barbara M Trust
West Hills Properties LLC
Warranty Deed
—
Feb 27, 2020
$115,000
Jmcm Construction INC
West Hills Properties LLC
Warranty Deed
—
Feb 25, 2020
$250,000
Blake Zumwalt Designs LLC
West Hills Properties LLC
Warranty Deed
$325,000 · Infinity Constrution Lending LLC
Feb 25, 2020
$125,000
West Union Ents LLC
West Hills Properties LLC
Warranty Deed
—
Feb 21, 2020
$260,000
Premier Home Builders INC
West Hills Properties LLC
Warranty Deed
—
Feb 21, 2020
$135,000
M Kauer Co LLC
West Hills Properties LLC
Warranty Deed
—
Feb 6, 2020
—
Brookshire Estates HOA
West Hills Properties LLC
Grant Deed
—
Aug 21, 2019
—
West Hills Properties LLC
R & B Kauer Investments LLC
Grant Deed
—
Oct 5, 2018
$475,000
Benjamin J Glawe
Black Diamond Homes INC
Warranty Deed
$239,000 · Veterans Admn
Jan 22, 2018
$234,000
Black Diamond Homes INC
West Hills Properties LLC
Warranty Deed
—
Jan 22, 2018
—
Black Diamond Homes INC
—
Trustees Deed
related
$404,000 · Washington Fed'l Svgs
Aug 10, 2017
—
West Hills Property LLC
R & B Kauer Investments LLC
Grant Deed
related
—
Dec 19, 2007
—
R Inv
R & B Kauer Inv
Quit Claim Deed
related
—
Dec 28, 2005
—
R & B Kauer Investments LLC
Kha Properties LLC
Warranty Deed
related
—
—
—
R & B Kauer Investments LLC
—
Deed Of Trust
related
$500,000 · Citizens Federal Bank Fsb
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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