Two-Building Office
New
For Sale
$999,000
4775 & 4795 SW Watson Ave, Beaverton, OR 97005
RC-OT zoning accommodates professional, medical, wellness, childcare, personal-service, and retail uses.
Property Size1,824 SF
Price / SF$294.34
Days on Market2
Property Features for 4775 & 4795 SW Watson Ave
General Information
Standard status
Active
Size
1,824 SF
Class
C
Property subtype
Office - General Office
Zoning
RC-OT
Additional Details
Public Transit
Yes
Amenities
private landscaped courtyard
Building Details
Building Size
1,824 SF
Buildings
2
Listing Agency:
SVN | Imbrie Realty
Listed By:
Carl Grending, CCIM · License ##19063
(971) 533-3000
Source:
Commercialcafe
Added: Oct 4
Last Checked: Oct 4 at 2:12PM
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 SVN | Imbrie Realty
Investment Insights
Based on property information with market context.
At 4775 and 4795 SW Watson Ave, two office buildings provide a combined 3,394 SF, with a private landscaped courtyard between them. The RC-OT designation allows a range of uses, including medical, wellness, childcare, professional office, personal service, and retail.
Key Highlights
- Two office buildings totaling 3,394 SF
- Private landscaped courtyard connects the buildings
- RC‑OT zoning allows medical, wellness, childcare, professional office, personal service, and retail uses
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
$43,934
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
4.40%
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%
$878,680
$878.7K
Cap Rate 7%
$627,629
$627.6K
Cap Rate 9%
$488,156
$488.2K
Market Conditions
NOI Build-Up for 3,394 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
$77.4K $22.80/SF
− Vacancy
−$18.8K −$5.54/SF
EGI
$58.6K $17.26/SF
− OpEx
−$14.6K −$4.31/SF
NOI
$43.9K $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%
$878,680
Cap Rate 7%
$627,629
Cap Rate 9%
$488,156
Alternative Uses
Best Use
Office B
$627.6K
$549.2K – $732.2K
NOI $43,934 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$916.1K
$801.6K – $1.07M
NOI $64,129 @ 7.0% cap · market cap 6.42%
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
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
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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 - RC-OT zoning accommodates professional, medical, wellness, childcare, personal-service, and retail uses.
Where is this office building located?
The property is located at 4775 & 4795 SW Watson Ave Beaverton, OR.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two office buildings totaling 3,394 SF; Private landscaped courtyard connects the buildings; RC‑OT zoning allows medical, wellness, childcare, professional office, personal service, and retail uses
