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Property profile & analytics
OFF-MARKET
Estimated value
$76,470,000
Apartment buildings
10596 Evergreen Pkwy 120 Hillsboro, OR 97124-7869
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US71-0929030
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1989
Total area
228,920 SF
Lot
10.3 ac (448,668 SF)
Zoning code
MFR-3
APN
1N225DB-00400
UPID
US71-0929030
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$56.08M
Blend (final)
Blend
$76.47M
Owner & transaction history
Bmf IV Or Terraces LLC · 6 yrs held
Bmf IV Or Terraces LLC
since 2020
Last sale
$99.0M
5 recorded transactions
Zoning & alternative use
MFR-3 · Hillsboro, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$73.0M
+43.0%
Commercial (general)
$72.8M
+42.6%
Restaurant
$69.3M
+35.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Hillsboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hillsboro submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$103,405,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$51,035,000
Current use
MEDICAL BUILDING
$72,990,000
Change: +43% · Conversion: Moderate
COMMERCIAL (GENERAL)
$72,760,000
Change: +43% · Conversion: Moderate
RESTAURANT
$69,300,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$54,650,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$76.47M
Range $68.82M – $84.12M · ±10% · vs last sale $99.03M (Jan 16 2020)
Last sale anchor
$99.03M
Jan 16 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$334 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$366,156
Tax year 2023
Assessed value
$20,307,680
Assessed 2023
Previous assessed
$19,716,200
+3.0% YoY
Effective rate
1.80%
On assessed value
Land market value
$5,575,000
Improvement market value
$76,565,390
Total market value
$82,140,390
Applied tax rate
51.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1989
Heating
NONE
Total area
228,920 SF
Lot
10.3 ac (448,668 SF)
Zoning code
MFR-3
APN
1N225DB-00400
UPID
US71-0929030
Jurisdiction
WASHINGTON
Zoning & alternative use
MFR-3 · Hillsboro, OR
Zoning MFR-3 · permitted uses
MFR-3 · Hillsboro, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hillsboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$51.0M
MEDICAL BUILDING
Est. value
$73.0M
COMMERCIAL (GENERAL)
Est. value
$72.8M
RESTAURANT
Est. value
$69.3M
RETAIL STORES
Est. value
$54.7M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Lot
10.3 ac
Current owner
From public records · entity-resolved
Bmf IV Or Terraces LLC
Entity
Mailing address
111 E SEGO LILY DR STE #400, SANDY, UT 84070-4422
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2020
$99,025,000
Bmf IV Or Terraces LLC
Bpp Terraces Tanasbourne LLC
Grant Deed
$68,800,000 · Miscellaneous Ins Co
Dec 2, 2016
$78,340,000
Bpp Terraces Tanasbourne LLC
Hillsboro Terrace LLC
Special Warranty Deed
$49,677,000 · Wells Fargo Bank NA
Apr 13, 2011
$38,300,000
Hillsboro Terrace LLC
Eqr-codelle LLC
Grant Deed
—
Jul 30, 1999
—
Eqr-codelle LLC
Eqr-tanasbourne Terrace Vista
Quit Claim Deed
related
$126,452,000 · Capri Capital Dus LLC
Jan 22, 1990
$18,775,000
Mig Tanasbourne Corp
Unknown
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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