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Property profile & analytics
OFF-MARKET
Estimated value
$4,825,000
Assisted living facilities
2122 Hawthorne St Forest Grove, OR 97116-1778
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US71-0442550
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1992
Total area
20,046 SF
Lot
1.54 ac (67,082 SF)
Zoning code
RMH
APN
1N331DC-05701
UPID
US71-0442550
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
$4.83M
Blend (final)
Blend
$4.83M
Owner & transaction history
Forest Grove Beehive LLC · 20 yrs held
Forest Grove Beehive LLC
since 2006
7 recorded transactions
Zoning & alternative use
RMH · Forest Grove, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.4M
+55.7%
Restaurant
$6.1M
+47.9%
Commercial (general)
$5.6M
+35.4%
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 Forest Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Forest Grove 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)
$4,105,000
Current use
MEDICAL BUILDING
$6,390,000
Change: +56% · Conversion: Difficult
RESTAURANT
$6,070,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,555,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$4,485,000
Change: +9% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,455,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,495,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$4.83M
Range $4.34M – $5.31M · ±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
$241 / 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
$53,427
Tax year 2023
Assessed value
$2,846,120
Assessed 2023
Previous assessed
$2,763,230
+3.0% YoY
Effective rate
1.88%
On assessed value
Land market value
$1,012,000
Improvement market value
$3,118,010
Total market value
$4,130,010
Applied tax rate
15.0000
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
1992
Heating
NONE
Buildings
2
Total area
20,046 SF
Lot
1.54 ac (67,082 SF)
Zoning code
RMH
APN
1N331DC-05701
UPID
US71-0442550
Jurisdiction
WASHINGTON
Zoning & alternative use
RMH · Forest Grove, OR
Zoning RMH · permitted uses
RMH · Forest Grove, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Forest Grove. 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
$4.1M
MEDICAL BUILDING
Est. value
$6.4M
RESTAURANT
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.6M
RETAIL STORES
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.5M
WAREHOUSE, STORAGE
Est. value
$3.5M
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
1992
Heating
NONE
Buildings
2
Lot
1.54 ac
Current owner
From public records · entity-resolved
Forest Grove Beehive LLC
Entity
Mailing address
PO BOX 386, FOREST GROVE, OR 97116-0386
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2018
—
Forest Grove Beehive LLC
—
Deed
related
$4,650,000 · Midcap Financial Trust (ct)
Feb 22, 2006
—
Forest Grove Beehive LLC
Beehive Management Group INC
Quit Claim Deed
related
—
Apr 14, 1995
$15,750
Beehive Management Group INC
Dobyns,roxane L
Grant Deed
$133,500 · Northern Bank Commerce
Feb 10, 1994
—
Beehive Management Group INC
—
Grant Deed
related
$147,000 · Bank Of Newport
—
—
Beehive Management Group INC
—
Deed Of Trust
related
$50,000 · Venture Bank
—
—
Beehive Management Group INC
—
Deed Of Trust
related
$424,300 · Venture Bank
—
—
Forest Grove Beehive LLC
—
Deed Of Trust
related
$4,650,000 · Midcap Financial Trust (ct)
—
—
Beehive Management Group INC
—
Deed Of Trust
related
$100,000 · Columbia Community Bank
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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