New Industrial Warehouse for
For Sale
$19,900,000
11501 SW Amu Street, Tualatin, OR 97062
New construction warehouse space available for lease in Tualatin.
Property Size73,000 SF
Price / SF$272.60
Days on Market287
Property Features for 11501 SW Amu Street
General Information
Standard status
Active
Size
73,000 SF
Property subtype
Industrial
Zoning
MG
Building Details
Building Size
73,000 SF
Year Built
2020
Listed By:
Stu Peterson, SIOR · License #WA #117308
(503) 972-7288
Source:
Macadamforbes
Added: Nov 24, 2025
Changed: Sep 6
Last Checked: Sep 7 at 5:29AM
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
Investment Insights
Based on property information with market context.
This is a newly constructed warehouse space featuring LED lighting throughout. The property offers 18497 square feet of space and is located in Tualatin, Oregon. It is suitable for warehouse and industrial use.
Key Highlights
- Brand new construction
- LED lighting implemented throughout space
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$556,365
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.80%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$11,127,300
$11.1M
Cap Rate 7%
$7,948,071
$7.9M
Cap Rate 9%
$6,181,833
$6.2M
Market Conditions
NOI Build-Up for 73,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$700.8K $9.60/SF
− Vacancy
−$46.3K −$0.63/SF
EGI
$654.5K $8.97/SF
− OpEx
−$98.2K −$1.34/SF
NOI
$556.4K $7.62/SF
Area
Washington County, OR
Vacancy
6.60%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$11,127,300
Cap Rate 7%
$7,948,071
Cap Rate 9%
$6,181,833
Alternative Uses
Best Use
Warehouse
$7.95M
$6.95M – $9.27M
NOI $556,365 @ 7.0% cap · market cap 2.80%
Second Best
Industrial
$6.55M
$5.73M – $7.64M
NOI $458,183 @ 7.0% cap · market cap 2.30%
Theoretical Best
Office A
$19.70M
$17.24M – $22.99M
NOI $1,379,315 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
360
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97062, OR
29,146
Population
11,659
Households
2.5
Avg Household Size
38
Median Age
46%
College-Educated
94%
High-School Grad
14.2 sq mi
ZIP Area
2,053
Density / Sq Mi
$106,987
Median Household Income
$51,753
Median Earnings
$1,721
Median Rent
$607,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Modular Mini Storage — 11105 SW Industrial Way, Tualatin, OR 97062
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- Lile Warehouse & Distribution — 19470 SW 118th Ave, Tualatin, OR 97062
- North American Van Lines — 19460 SW 118th Ave Suite 100, Tualatin, OR 97062
Frequently Asked Questions
What type of property is this?
Warehouse - New construction warehouse space available for lease in Tualatin.
Where is this warehouse located?
The property is located at 11501 SW Amu Street Tualatin, OR.
What is the asking price?
The asking price for this property is $19,900,000.
What are key features of this property?
This property features: Brand new construction; LED lighting implemented throughout space
