Bright Corner Unit in
For Sale
$305,000
13865 SW MERIDIAN ST #326, Beaverton, OR 97005
2-bed, 2-bath condo with territorial views and convenient location.
Property Size919 SF
Days on Market411
Property Features for 13865 SW MERIDIAN ST #326
General Information
Standard status
Active
Size
919 SF
Property subtype
Condominium
Amenities
Fireplace
Mini Split
Disposal
Free-Standing Range
Free-Standing Refrigerator
Island
Microwave
Pantry
Quartz
Stainless Steel Appliance
Tile
Patio, Composition, Shingle
Building Details
Building Size
919 SF
Year Built
2015
Stories
1
Listing Agency:
Keller Williams Sunset Corridor
Listed By:
Taya Mower · License #200709135
(503) 481-6252
Source:
Kw
Added: Jul 26, 2025
Changed: Aug 14
Last Checked: Sep 8 at 10:37AM
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 Keller Williams Sunset Corridor
Investment Insights
Based on property information with market context.
Located in SW Beaverton, this bright and cheerful corner unit offers easy living. Situated on the 3rd floor with elevator access, the 2-bed, 2-bath condo features territorial views and a SE exposure for maximum natural light. The location is just minutes from Cedar Hills Crossing, Beaverton Creek Station/MAX lines, VillaSport Athletic Club, Nike Campus trails & forest loop, top-rated schools, and major employers. The gated building includes laminate hardwoods, a cozy fireplace with tile surround, new carpet in bedrooms, high ceilings, and tiled baths. The open kitchen boasts quartz counters, shaker cabinets, Whirlpool stainless appliances, tile backsplash, pantry, and eat-in bar. The HVAC mini-split was replaced in Nov 2024. All appliances are included. The unit comes with a dedicated parking space plus ample guest parking. The 45 Central HOA offers home maintenance, utility expense coverage, party room, and gym/rec facilities. It is ideal for home or investment.
Key Highlights
- Prime location: Minutes from Cedar Hills Crossing, Beaverton Creek Station/MAX, VillaSport, Nike, and top‑rated schools.
- Bright 2‑bed/2‑bath corner unit with SE exposure and territorial views.
- Gated building with elevator access and dedicated parking plus ample guest parking.
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
$11,800
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
3.87%
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%
$236,000
$236.0K
Cap Rate 7%
$168,571
$168.6K
Cap Rate 9%
$131,111
$131.1K
Market Conditions
NOI Build-Up for 919 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
$22.6K $24.60/SF
− Vacancy
−$1.2K −$1.25/SF
EGI
$21.5K $23.35/SF
− OpEx
−$9.7K −$10.51/SF
NOI
$11.8K $12.84/SF
Area
Washington County, OR
Vacancy
5.10%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$236,000
Cap Rate 7%
$168,571
Cap Rate 9%
$131,111
Alternative Uses
Best Use
Apartment 5plus
$168.6K
$147.5K – $196.7K
NOI $11,800 @ 7.0% cap · market cap 3.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$248.1K
$217.1K – $289.4K
NOI $17,364 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
Explore this area
Business Placement
Demographics for 97005, OR
26,873
Population
12,130
Households
2.2
Avg Household Size
36
Median Age
38%
College-Educated
87%
High-School Grad
5.1 sq mi
ZIP Area
5,269
Density / Sq Mi
$74,306
Median Household Income
$42,406
Median Earnings
$1,551
Median Rent
$476,000
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 Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - 2-bed, 2-bath condo with territorial views and convenient location.
Where is this apartment building located?
The property is located at 13865 SW MERIDIAN ST #326 Beaverton, OR.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: Prime location: Minutes from Cedar Hills Crossing, Beaverton Creek Station/MAX, VillaSport, Nike, and top‑rated schools.; Bright 2‑bed/2‑bath corner unit with SE exposure and territorial views.; Gated building with elevator access and dedicated parking plus ample guest parking.
