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Property profile & analytics
OFF-MARKET
Estimated value
$20,875,000
Assisted living facilities
12900 9th St 340, Beaverton, OR 97005-9208
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US71-0992239
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Total area
137,286 SF
Lot
1.66 ac (72,310 SF)
Zoning code
R5
APN
1S116DA-06303
UPID
US71-0992239
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
-
Beaverton Lodge Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$20.88M
Blend (final)
Blend
$20.88M
Owner & transaction history
Apcm Dev LP · 8 yrs held
Apcm Dev LP
since 2017
3 recorded transactions
Zoning & alternative use
R5 · Beaverton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$34.3M
+24.8%
Retail stores
$32.8M
+19.4%
Apartment house (5+ units)
$30.6M
+11.5%
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)
$27,455,000
Current use
COMMERCIAL (GENERAL)
$34,260,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$32,775,000
Change: +19% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$30,605,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$24,535,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$20.88M
Range $18.79M – $22.96M · ±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
$152 / 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
$106,552
Tax year 2023
Assessed value
$5,042,010
Assessed 2023
Previous assessed
$4,895,160
+3.0% YoY
Effective rate
2.11%
On assessed value
Land market value
$1,567,500
Improvement market value
$4,891,810
Total market value
$6,459,310
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
1988
Heating
NONE
Total area
137,286 SF
Lot
1.66 ac (72,310 SF)
Zoning code
R5
APN
1S116DA-06303
UPID
US71-0992239
Jurisdiction
WASHINGTON
Zoning & alternative use
R5 · Beaverton, OR
Zoning R5 · permitted uses
R5 · 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
$27.5M
COMMERCIAL (GENERAL)
Est. value
$34.3M
RETAIL STORES
Est. value
$32.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$30.6M
WAREHOUSE, STORAGE
Est. value
$24.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1988
Heating
NONE
Lot
1.66 ac
Current owner
From public records · entity-resolved
Apcm Dev LP
Entity
Mailing address
12900 SW 9TH ST, BEAVERTON, OR 97005-9200
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2017
—
Apcm Dev LP
—
Grant Deed
related
$7,436,600 · Centennial Mtg
Nov 22, 2017
—
Apcm Dev LP
—
Grant Deed
related
$7,436,600 · Centennial Mtg
—
—
Apcm Dev LP
—
Deed Of Trust
related
$7,436,600 · Centennial Mortgage
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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