Office Building with Outdoor
For Sale
Contact for pricing
9405 SW Gemini Dr, Beaverton, OR 97008
Office building featuring a large outdoor deck area with water views and high visibility.
Property Size23,416 SF
Price / SF$341.65
Days on Market516
Property Features for 9405 SW Gemini Dr
General Information
Standard status
Active
Size
23,416 SF
Property subtype
OFFICE
Listing Agency:
JLL | Portland
(503) 972-8000
Listed By:
Deron Jones · License #B.200509006
(503) 937-2113
Source:
Moodyscre
Added: Apr 17, 2025
Changed: Sep 11
Last Checked: Sep 13 at 11:39AM
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 JLL | Portland
Investment Insights
Based on property information with market context.
This office building offers a large outdoor deck area and water views, designed to support flexible workday use for occupants and visitors. The property’s exterior setup emphasizes outdoor space alongside clear visual presence.
The building is located at 9405 SW Gemini Dr in Beaverton, Oregon. Public remarks also highlight high visibility, making the site well-suited for businesses that value straightforward exposure.
Available for sale, the property totals 23,416 square feet. The listing information provided focuses primarily on the outdoor deck, water views, and visibility, which are the core practical features for evaluating fit.
The building is located at 9405 SW Gemini Dr in Beaverton, Oregon. Public remarks also highlight high visibility, making the site well-suited for businesses that value straightforward exposure.
Available for sale, the property totals 23,416 square feet. The listing information provided focuses primarily on the outdoor deck, water views, and visibility, which are the core practical features for evaluating fit.
Key Highlights
- Office building with a large outdoor deck area
- Water views from the outdoor deck area
- High‑visibility location
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
$303,113
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
3.79%
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%
$6,062,260
$6.1M
Cap Rate 7%
$4,330,186
$4.3M
Cap Rate 9%
$3,367,922
$3.4M
Market Conditions
NOI Build-Up for 23,416 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
$533.9K $22.80/SF
− Vacancy
−$129.7K −$5.54/SF
EGI
$404.2K $17.26/SF
− OpEx
−$101.0K −$4.31/SF
NOI
$303.1K $12.94/SF
Area
Washington County, OR
Vacancy
24.30%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
25.00%
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%
$6,062,260
Cap Rate 7%
$4,330,186
Cap Rate 9%
$3,367,922
Alternative Uses
Best Use
Office B
$4.33M
$3.79M – $5.05M
NOI $303,113 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.32M
$5.53M – $7.37M
NOI $442,439 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,292
Businesses Nearby
Explore this area
Business Placement
Demographics for 97008, OR
29,632
Population
12,845
Households
2.3
Avg Household Size
39
Median Age
48%
College-Educated
95%
High-School Grad
5.3 sq mi
ZIP Area
5,591
Density / Sq Mi
$90,246
Median Household Income
$52,133
Median Earnings
$1,664
Median Rent
$555,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Office building featuring a large outdoor deck area with water views and high visibility.
Where is this office building located?
The property is located at 9405 SW Gemini Dr Beaverton, OR.
What is the asking price?
The asking price for this property is $8,000,000.
What are key features of this property?
This property features: Office building with a large outdoor deck area; Water views from the outdoor deck area; High‑visibility location
