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Property profile & analytics
OFF-MARKET
Estimated value
$36,495,000
Assisted living facilities
10880 Davies Rd, Beaverton, OR 97008-8007
Entity Owned
Free & Clear
Property ID
US71-0939701
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Total area
185,000 SF
Lot
5.29 ac (230,432 SF)
Zoning code
R2
APN
1S133BD-04700
UPID
US71-0939701
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
Current use
Occupant on record · Public records
-
Hearthstone At Murrayhill Geriatric Care Provider Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$36.49M
Blend (final)
Blend
$36.50M
Owner & transaction history
Ham Properties LLC
Ham Properties LLC
since 2025
7 recorded transactions
Zoning & alternative use
R2 · Beaverton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$59.0M
+59.4%
Restaurant
$56.0M
+51.4%
Commercial (general)
$50.6M
+36.7%
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 Beaverton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaverton 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$37,000,000
Current use
MEDICAL BUILDING
$58,985,000
Change: +59% · Conversion: Difficult
RESTAURANT
$56,005,000
Change: +51% · Conversion: Difficult
COMMERCIAL (GENERAL)
$50,595,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$44,165,000
Change: +19% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$41,245,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$33,065,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$36.50M
Range $32.85M – $40.14M · ±10%
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
$197 / 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
$451,042
Tax year 2023
Assessed value
$21,343,240
Assessed 2023
Previous assessed
$20,721,600
+3.0% YoY
Effective rate
2.11%
On assessed value
Land market value
$4,575,000
Improvement market value
$39,353,170
Total market value
$43,928,170
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2001
Heating
NONE
Total area
185,000 SF
Lot
5.29 ac (230,432 SF)
Zoning code
R2
APN
1S133BD-04700
UPID
US71-0939701
Jurisdiction
WASHINGTON
Zoning & alternative use
R2 · Beaverton, OR
Zoning R2 · permitted uses
R2 · Beaverton, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaverton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$37.0M
MEDICAL BUILDING
Est. value
$59.0M
RESTAURANT
Est. value
$56.0M
COMMERCIAL (GENERAL)
Est. value
$50.6M
RETAIL STORES
Est. value
$44.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$41.2M
WAREHOUSE, STORAGE
Est. value
$33.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2001
Heating
NONE
Lot
5.29 ac
Current owner
From public records · entity-resolved
Ham Properties LLC
Entity
Free & Clear · 0 yrs held
Mailing address
10880 SW DAVIES RD, BEAVERTON, OR 97008-8007
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2025
—
Ham Properties LLC
Ham Properties LLC
Deed
related
—
Nov 3, 2025
$43,500,000
Springs X At Murrayhill LLC
Ham Properties LLC
Deed
related
$33,500,000 · Synovus Bank
Oct 31, 2025
—
Donald Dale Ramsthel Trust
Ham Properties LLC
Deed
related
—
Oct 16, 2019
—
Ham Properties LLC
—
Deed
related
$16,139,412 · Graystone Fndg Co LLC
Feb 26, 2010
—
Ham Properties LLC
Hearthstone At Murrayhill LLC
Warranty Deed
$17,684,500 · Cwcapital LLC
—
—
Ham Properties LLC
—
Loan Modification
related
$16,139,412 · Graystone Fndg Co LLC
—
—
Ham Properties LLC
—
Deed Of Trust
related
$17,684,500 · Greystone Fndg
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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