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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Assisted living facilities
3920 188th Ave, Beaverton, OR 97078-1525
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US71-1676463
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Construction
WOOD FRAME
Total area
2,664 SF
Lot
0.29 ac (12,632 SF)
Zoning code
R-5
APN
1S212DD-02201
UPID
US71-1676463
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
-
Touching Lives Home Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$513k
Blend (final)
Blend
$515k
Owner & transaction history
Edna Ermita · 5 yrs held
Edna Ermita
since 2021
7 recorded transactions
Zoning & alternative use
R-5 · Beaverton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$850,000
+59.4%
Commercial (general)
$730,000
+36.7%
Retail stores
$635,000
+19.4%
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 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)
$535,000
Current use
MEDICAL BUILDING
$850,000
Change: +59% · Conversion: Difficult
COMMERCIAL (GENERAL)
$730,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$635,000
Change: +19% · Conversion: Difficult
WAREHOUSE, STORAGE
$475,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$193 / 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
$5,415
Tax year 2023
Assessed value
$300,170
Assessed 2023
Previous assessed
$291,430
+3.0% YoY
Effective rate
1.80%
On assessed value
Land market value
$227,960
Improvement market value
$460,790
Total market value
$688,750
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1962
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
NONE
Bathrooms
6
Total area
2,664 SF
Lot
0.29 ac (12,632 SF)
Zoning code
R-5
APN
1S212DD-02201
UPID
US71-1676463
Jurisdiction
WASHINGTON
Zoning & alternative use
R-5 · Beaverton, OR
Zoning R-5 · permitted uses
R-5 · 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
$535,000
MEDICAL BUILDING
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$730,000
RETAIL STORES
Est. value
$635,000
WAREHOUSE, STORAGE
Est. value
$475,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
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
Year built
1962
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Bathrooms
6
Lot
0.29 ac
Current owner
From public records · entity-resolved
Edna Ermita
Individual
Mailing address
3920 SW 188TH AVE, BEAVERTON, OR 97078-1525
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2021
—
Edna Ermita
Cl Cooper Holdings LLC
Special Warranty Deed
$362,000 · Umpqua Bank
Aug 26, 2016
$438,000
Edna Ermita
Cl Cooper Holdings LLC
Grant Deed
related
—
Sep 2, 2014
$382,000
Cl Cooper Holdings LLC
Mihailescu,edward P & Giulia
Grant Deed
$400,000 · Michael Cooper
May 31, 1996
$139,650
Edward P Mihailescu
Heimes,mary L
Grant Deed
$104,700 · Victoria Mortgage Corp
Apr 18, 1994
—
Mary L Hennessy
Lee,paul A
Quit Claim Deed
related
—
—
—
Edward F Mihailescu
—
Deed Of Trust
related
$75,000 · Portland Teachers Cu
—
—
Edward P Mihailescu
—
Deed Of Trust
related
$104,200 · America's Wholesale Lender
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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