Three-Tenant Office
For Sale
Contact for pricing
4755 SW Watson Ave, Beaverton, OR 97005
Office property configured with three separately identified suites and off-street parking at the front and rear.
Property Size3,840 SF
Price / SF$299.48
Days on Market45
Property Features for 4755 SW Watson Ave
General Information
Standard status
Active
Size
3,840 SF
Property subtype
OFFICE
Additional Details
Office Units
3
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Macadam Forbes
(503) 972-7280
Listed By:
Brett Bayne · License ##940700089
Source:
Moodyscre
Added: Jul 17
Changed: Aug 29
Last Checked: Aug 29 at 5:36PM
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 Macadam Forbes
Investment Insights
Based on property information with market context.
This office property contains three tenant spaces arranged across the building. Suite #100 provides 1,317 SF of usable area plus a 15% load factor, while Suite #102 offers 357 SF usable plus a 15% load factor. Suite #200 includes 1,664 SF usable plus a 15% load factor, creating a flexible multi-suite configuration within 3,840 square feet.
The building is located at 4755 SW Watson Ave in Beaverton, Oregon. Off-street parking is available in both the front and rear of the property, providing on-site parking access for the office occupants.
The building is located at 4755 SW Watson Ave in Beaverton, Oregon. Off-street parking is available in both the front and rear of the property, providing on-site parking access for the office occupants.
Key Highlights
- Three tenant spaces within a 3,840‑square‑foot office property
- Suite #100: 1,317 SF usable plus 15% load factor
- Suite #102: 357 SF usable plus 15% load factor
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
$49,708
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
4.32%
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%
$994,160
$994.2K
Cap Rate 7%
$710,114
$710.1K
Cap Rate 9%
$552,311
$552.3K
Market Conditions
NOI Build-Up for 3,840 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
$87.6K $22.80/SF
− Vacancy
−$21.3K −$5.54/SF
EGI
$66.3K $17.26/SF
− OpEx
−$16.6K −$4.31/SF
NOI
$49.7K $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%
$994,160
Cap Rate 7%
$710,114
Cap Rate 9%
$552,311
Alternative Uses
Best Use
Office B
$710.1K
$621.4K – $828.5K
NOI $49,708 @ 7.0% cap · market cap 4.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.04M
$907.0K – $1.21M
NOI $72,556 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,429
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office property configured with three separately identified suites and off-street parking at the front and rear.
Where is this office units located?
The property is located at 4755 SW Watson Ave Beaverton, OR.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Three tenant spaces within a 3,840‑square‑foot office property; Suite #100: 1,317 SF usable plus 15% load factor; Suite #102: 357 SF usable plus 15% load factor
