422 10th Ave Hillsboro, OR 97123-4603
Entity Owned
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$1.77M
Range $1.59M – $1.94M (±10%)
Property ID
US71-0803210
Property summary
AI-generated overview
This exceptional 10,369-square-foot freestanding retail building is situated on a prominent corner lot in the Hillsboro, Oregon submarket of Washington County. Classified as Class A, this single-tenant property offers a unique investment opportunity. The building is currently leased, with the lease expiring in December 2031. The current annual rent is $149,919, although the tenant is open to negotiating the lease rate. The property's address is 422 SE 10th Ave, Hillsboro, OR 97123. A tour of the space can be arranged upon request. This is an ideal opportunity for investors seeking a stable, long-term income stream from a high-quality retail property in a desirable location. The property's excellent visibility and convenient access make it an attractive option for a variety of retail businesses. Serious inquiries only.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Total area
10,369 SF
Lot
0.56 ac (24,394 SF)
Zoning code
SCC-DT
APN
1S206AA-07700
UPID
US71-0803210
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate 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
$2.33M
Blend (final)
Blend
$1.77M
Owner & transaction history
since 2025
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
SCC-DT · Hillsboro, OR
Zoning description
The standards of the SCC-DT zone are intended to create a downtown core that is a vibrant and active place, with shopping, dining, entertainment venues, arts and cultural experiences, civic activities and spaces and publ…
General category
CIVIC_INSTITUTIONAL
Top alternative use upside
Medical building
$3.3M
+42.5%
Restaurant
$3.1M
+35.3%
Commercial (general)
$2.7M
+14.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.77M
Value range
$1.59M – $1.94M
±10% around blend
Estimated value / SF
$170 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
30
$1.59M
blend $1.77M
$1.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,369 SF
Lot area
0.56 ac
Year built
2004
APN
1S206AA-07700
Assessed value
$1,317,340
Annual tax
$22,194
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$7.99M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.6 mi away · 10,096 SF
21.7 mi away · 9,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.77M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 86 sales
$224
-24%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $170/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+43%
vs current-use indication
Restaurant
Commercial (general)
Retail Stores · current use
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.95M
Move the market yield to see immediate price impact.
Value / SF
$188
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$123k
$2.46M
$1.75M
$1.37M
$137k
$2.73M
$1.95M
$1.52M
$150k
$3.00M
$2.15M
$1.67M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$21.97M
5.1 mi · Dec 2025 · $2,819/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$22,194
Tax year 2023
Assessed value
$1,317,340
Assessed 2023
Previous assessed
$1,278,980
+3.0% YoY
Effective rate
1.68%
On assessed value
Land market value
$582,260
Improvement market value
$1,820,530
Total market value
$2,402,790
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2004
Heating
NONE
Total area
10,369 SF
Lot
0.56 ac (24,394 SF)
Zoning code
SCC-DT
APN
1S206AA-07700
UPID
US71-0803210
Jurisdiction
WASHINGTON
Zoning & alternative use
SCC-DT · Hillsboro, ORZoning SCC-DT · permitted uses
SCC-DT · Hillsboro, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The standards of the SCC-DT zone are intended to create a downtown core that is a vibrant and active place, with shopping, dining, entertainment venues, arts and cultural experiences, civic activities and spaces and publ…
General category
CIVIC_INSTITUTIONAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2004
Heating
NONE
Lot
0.56 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
SCC-DT
CIVIC_INSTITUTIONAL
Jurisdiction
Hillsboro, OR
Recorded code
SCC-DT
Official district
SCC-DT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SCC-DT in Hillsboro, OR.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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