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    Fully Leased Flex/Industrial Building Title is generated by Realmo AI

    11501 SW Amu Street, Tualatin, OR 97062

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    Located in Hedges Creek Business Park, Tualatin, Oregon.

    Type:Industrial
    Added:
    Jan 27, 2026
    Days on Market:
    114
    Last Refresh:
    Apr 5 at 10:14 pm

    Property Features for 11501 SW Amu Street

    General Information

    Standard status
    Active
    Property subtype
    Industrial

    Building Details

    Year Built
    2020

    We can help!

    Listing Contact
    Stu Peterson, SIOR

    Listing agent Stu Peterson, SIOR License #OR #820300052

    Listing office

    Listing date Jan 27, 2026

    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

    HighLights

    • Fully leased flex/industrial building in a prime Tualatin location.
    • Excellent access to transportation infrastructure, including a new north‑south bypass and improvements to SW Tualatin‑Sherwood Road.
    • Located in the Hedges Creek Business Park with a fully signalized intersection for easy access.
    • Tualatin is a mature industrial market experiencing growth due to businesses relocating.
    • Benefit from grade and dock loading capabilities.
    • Fully climate‑controlled with LED lighting throughout.

    Overview

    This fully leased flex/industrial building is situated in the Hedges Creek Business Park in Tualatin, Oregon, adjacent to La Industria Restaurant. The building, constructed by Perlo Construction, benefits from its location in an area undergoing significant transportation infrastructure improvements, including a recently completed north-south bypass providing immediate access. SW Tualatin-Sherwood Road, which connects to Interstate 5, is also being improved with additional lanes, bike paths, and enhanced signalization. The Hedges Creek Business Park features a fully signalized intersection at SW Tualatin-Sherwood Road & 112th Avenue, complete with dedicated turn lanes for easy access to SW Tualatin-Sherwood Road. Tualatin, the Portland Metro area's largest industrial/commercial submarket, has become a mature market with limited land available for new development. It has experienced growth due to businesses relocating from Multnomah County and the City of Portland. Tualatin is part of the South I-5 corridor market, neighboring the economic engine of Washington County. The property features beautifully landscaped grounds, grade and dock loading, LED lighting throughout the space, and full climate control, with excellent access to the 124th expressway via Myslony Street.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Machine Sciences Corporation Industrial Manufacturer

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Building Supply Auto Repair Shop Big Box & Wholesale Store Pharmacy Gym & Fitness Center Auto Parts 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
    -122.796
    Latitude
    45.3748

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    FAQs

    What type of property is this?
    Flex space - Located in Hedges Creek Business Park, Tualatin, Oregon.
    Where is this flex space located?
    The property is located at 11501 SW Amu Street Tualatin, OR.
    What are key features of this property?
    This property features: Fully leased flex/industrial building in a prime Tualatin location.; Excellent access to transportation infrastructure, including a new north‑south bypass and improvements to SW Tualatin‑Sherwood Road.; Located in the Hedges Creek Business Park with a fully signalized intersection for easy access.
    (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.

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    11501 SW Amu Street, Tualatin, OR 97062
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