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    11155-11355 SW Myslony St Tualatin, OR 97062

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    For Lease
    Contact for pricing

    New industrial park with immediate occupancy in Tualatin, Oregon.

    Type:Industrial
    Added:
    Nov 25, 2025
    Days on Market:
    127
    Last Refresh:
    Mar 29 at 10:13 pm

    Property Features for 11155-11355 SW Myslony St

    General Information

    Standard status
    Active
    Property subtype
    Industrial

    Building Details

    Year Built
    2025

    Spaces For Lease

    at 11155-11355 SW Myslony St Contact us

    We can help!

    Listing Contact
    Stu Peterson, SIOR

    Listing agent Stu Peterson, SIOR License #OR #820300052

    Listing office

    Listing date Nov 25, 2025

    Source Macadamforbes

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Stu Peterson, SIOR

    Overview

    New Industrial Park in Tualatin

    Hedges Creek Industrial Park is a new three-building project developed by Clarion Partners and Phelan Development, completed in 2025 and available for immediate occupancy. Located in Tualatin, Oregon, Portland's largest suburban industrial market, it offers multiple access points to Interstate 5. The property is situated in the heart of the I-5 South corridor's largest industrial submarket, adjacent to UPS, with access to major transportation corridors. A fully signalized intersection at SW Tualatin-Sherwood Road & 112th Avenue, complete with dedicated turn lanes, facilitates easy access to SW Tualatin-Sherwood Road. Tualatin is the Portland Metro area's largest industrial/commercial submarket. It has become a mature market with limited land for new development. Tualatin is part of the I-5 South corridor market, neighboring cities that form the economic engine of Washington County. The property has General Manufacturing zoning and features ESFR fire protection. Each building is equipped with 3,000 amps for manufacturing operations. Dock levelers are installed on multiple doors, with 9x10 docks featuring viewports and track guards. Concrete truck aprons and lights are in place, and multiple Internet providers are available. The property provides 344 total parking spaces and includes spec office space in all three buildings, with a 32' clear height.
    Location Intelligence

    Current Use by Public Records

    Manufacturing properties

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Auto Repair Shop Building Supply Pharmacy Gym & Fitness Center Auto Parts Store Big Box & Wholesale Store Department Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tualatin
    County
    Washington
    State
    Oregon
    Longitude
    -122.797
    Latitude
    45.3766

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    FAQs

    What type of property is this?
    Manufacturing property - New industrial park with immediate occupancy in Tualatin, Oregon.
    Where is this manufacturing property located?
    The property is located at 11155-11355 SW Myslony St Tualatin, OR.
    What are key features of this property?
    This property features: Prime Location: Heart of Tualatin, superb access to major transportation corridors and immediate adjacency to UPS.; New Construction & Immediate Occupancy: Brand new 3‑building project completed in 2025, available for immediate occupancy.; Excellent Accessibility: Fully signalized intersection with dedicated turn lanes for easy access to SW Tualatin‑Sherwood Road and multiple accesses to Interstate 5.
    (503) 972-7288
    We can help!
    Listing Contact
    Stu Peterson, SIOR
    Real Estate License ID: OR #820300052
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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