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Property profile & analytics
OFF-MARKET
Estimated value
$1,590,000
Apartment buildings
18080 Shaw St, Beaverton, OR 97078
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US71-1766679
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Total area
8,661 SF
Lot
0.42 ac (18,295 SF)
Zoning code
R-25+
APN
1S107CC-04201
UPID
US71-1766679
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
$1.59M
Blend (final)
Blend
$1.59M
Owner & transaction history
Ova LLC · 4 yrs held
Ova LLC
since 2021
6 recorded transactions
Zoning & alternative use
R-25+ · Beaverton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+35.8%
Commercial (general)
$2.4M
+22.7%
Retail stores
$2.1M
+7.1%
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
APARTMENT HOUSE (5+ UNITS)
$1,930,000
Current use
RESTAURANT
$2,620,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,370,000
Change: +23% · Conversion: Moderate
RETAIL STORES
$2,070,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,550,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.75M · ±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
$184 / 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
$10,398
Tax year 2023
Assessed value
$576,340
Assessed 2023
Previous assessed
$559,560
+3.0% YoY
Effective rate
1.80%
On assessed value
Land market value
$264,000
Improvement market value
$1,512,620
Total market value
$1,776,620
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
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 (5+ UNITS)
Status
Off-Market
Heating
NONE
Total area
8,661 SF
Lot
0.42 ac (18,295 SF)
Zoning code
R-25+
APN
1S107CC-04201
UPID
US71-1766679
Jurisdiction
WASHINGTON
Zoning & alternative use
R-25+ · Beaverton, OR
Zoning R-25+ · permitted uses
R-25+ · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.9M
RESTAURANT
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
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
Heating
NONE
Lot
0.42 ac
Current owner
From public records · entity-resolved
Ova LLC
Entity
Free & Clear · 4 yrs held
Mailing address
12760 SW RITA DR, BEAVERTON, OR 97005-0721
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2021
—
Ova LLC
Havayden Properties LLC
Bargain And Sale Deed
—
Dec 26, 2019
—
Oak Villa Apartments LLC
B Double C Properties LLC
Bargain And Sale Deed
$1,650,000 · Luther Burbank Savings
Apr 11, 2019
$2,065,000
D Double C Properties LLC
Mike M Heidar
Warranty Deed
—
Mar 10, 2016
$735,000
Mike M Heidar
Shakti Group LLC
Warranty Deed
$592,500 · Clackamas County Bank
Dec 10, 2007
$546,675
Shakti Group LLC
Marius Bordcosh
Warranty Deed
$349,000 · Washington Mutual Bank
—
—
Marilyn Y Sherman
—
Deed Of Trust
related
$200,976 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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