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    NNN Leased Investment Opportunity Title is generated by Realmo AI

    2464 SW Glacier Pl, Redmond, OR 97756

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    For Sale
    $1,920,000

    High-visibility office building with a stable, hands-off NNN lease.

    Type:Office
    Added:
    Mar 6, 2026
    Days on Market:
    76
    Last Refresh:
    Apr 5 at 11:19 pm

    Property Features for 2464 SW Glacier Pl

    General Information

    Standard status
    Active
    Property subtype
    Office

    Building Details

    Year Built
    2000

    We can help!

    Listing Contact
    Jenn Limoges, CCIM
    Jenn Limoges, CCIM

    Listing agent Jenn Limoges, CCIM License #OR #201207479

    Listing office NAI Cascade

    Listing date Mar 6, 2026

    Source Naiglobal

    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 NAI Cascade

    HighLights

    • Stable NNN lease with a strong regional tenant, Capstone Accounting & Tax
    • New 5‑year lease term with two, five‑year renewal options
    • High‑visibility location on Highland Ave/Hwy 126 near Nolan Town Center
    • Capstone Accounting & Tax is a well‑established Pacific NW firm with over 100 employees and 10 offices
    • New roof and paint completed in 2025
    • Convenient access to Redmond amenities and across from Nolan Town Center (M&W Market, Starbucks)

    Overview

    This NNN-leased investment opportunity features Capstone Accounting & Tax on a five-year lease with two five-year renewal options. The high-visibility office building is located along Highland Ave/Hwy 126 near Nolan Town Center, offering easy access to central Redmond amenities. Capstone Accounting & Tax, a Pacific NW based public accounting, consulting and advisory firm founded in 2004, occupies the location on a new, 5-year term with two, five-year options to renew. This location serves as Capstone’s Redmond flagship location. Interior features include built-in cabinetry in multiple offices, a full kitchen, four restrooms, on-site showers, a conference room, a private library, a sunlit foyer, a built-in reception area, a workroom, private office build-outs, an outdoor patio, and attic storage space. The property is located on Highland Ave/Hwy 126 in Redmond, with excellent visibility and easy access off 23rd Street. Nearby amenities include Nolan Town Center, featuring M&W Market and Starbucks, with convenient access to all Redmond amenities. Capital investments include a new roof and new paint planned for 2025.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Redmond
    County
    Deschutes
    State
    Oregon
    Longitude
    -121.197
    Latitude
    44.2696

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    FAQs

    What type of property is this?
    Office building - High-visibility office building with a stable, hands-off NNN lease.
    Where is this office building located?
    The property is located at 2464 SW Glacier Pl Redmond, OR.
    What is the asking price?
    The asking price for this property is $1,920,000.
    What are key features of this property?
    This property features: Stable NNN lease with a strong regional tenant, Capstone Accounting & Tax; New 5‑year lease term with two, five‑year renewal options; **High‑visibility location** on Highland Ave/Hwy 126 near Nolan Town Center
    (541) 639-2566
    We can help!
    Listing Contact
    Jenn Limoges, CCIM
    Jenn Limoges, CCIM
    Real Estate License ID: OR #201207479
    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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