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Property profile & analytics
OFF-MARKET
Estimated value
$103,410,000
Apartment buildings
3093 Overlook Dr Hillsboro, OR 97124-6978
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US71-0858881
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Total area
409,887 SF
Lot
20.03 ac (872,507 SF)
Zoning code
MFR-3
APN
1N225BC-00301
UPID
US71-0858881
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
$103.41M
Blend (final)
Blend
$103.41M
Owner & transaction history
Fountains Centro LLC · 8 yrs held
Fountains Centro LLC
since 2017
6 recorded transactions
Zoning & alternative use
MFR-3 · Hillsboro, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$130.7M
+43.0%
Commercial (general)
$130.3M
+42.6%
Restaurant
$124.1M
+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
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)
$91,380,000
Current use
MEDICAL BUILDING
$130,690,000
Change: +43% · Conversion: Moderate
COMMERCIAL (GENERAL)
$130,285,000
Change: +43% · Conversion: Moderate
RESTAURANT
$124,080,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$97,850,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$73,260,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$103.41M
Range $93.07M – $113.75M · ±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
$252 / 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
$630,882
Tax year 2023
Assessed value
$37,446,400
Assessed 2023
Previous assessed
$36,355,730
+3.0% YoY
Effective rate
1.68%
On assessed value
Land market value
$10,075,000
Improvement market value
$126,963,680
Total market value
$137,038,680
Applied tax rate
1.0000
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
Heating
NONE
Total area
409,887 SF
Lot
20.03 ac (872,507 SF)
Zoning code
MFR-3
APN
1N225BC-00301
UPID
US71-0858881
Jurisdiction
WASHINGTON
Zoning & alternative use
MFR-3 · Hillsboro, ORZoning 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
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$91.4M
MEDICAL BUILDING
Est. value
$130.7M
COMMERCIAL (GENERAL)
Est. value
$130.3M
RESTAURANT
Est. value
$124.1M
RETAIL STORES
Est. value
$97.9M
WAREHOUSE, STORAGE
Est. value
$73.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
20.03 ac
Current owner
From public records · entity-resolved
Fountains Centro LLC
Entity
Mailing address
1777 BOTELHO DR30D, WALNUT CREEK, CA 94596-5086
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2019
—
Fountains Centro LLC
—
Deed
related
$2,300,000 · Cbre Multifamily Cap
Aug 22, 2017
—
Fountains Centro LLC
Trust Rock Creek LLC
Quit Claim Deed
related
$80,652,000 · Cbre Multifamily Cap
Aug 20, 2014
$80,000,000
Trust Rock Creek LLC
3009 Northwest Overlook Apartm
Grant Deed
$40,000,000 · Great-west Life & Annuity Ins
Jun 9, 2011
—
3009 Northwest Overlook Apartm
Tcr 521 Tanasbourne LP
Grant Deed
related
—
Dec 19, 1995
—
Tcr 521 Tanasbourne LP
—
Deed Of Trust
related
$29,500,000 · Aetna Life Insurance Co
—
—
Fountains Centro LLC
—
Deed Of Trust
related
$2,300,000 · Cbre Multifamily Cap
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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