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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Office Spaces
448 1st Ave Ste 400 Hillsboro, OR 97123-3952
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US71-1003203
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1976
Total area
3,764 SF
Lot
0.3 ac (13,068 SF)
Zoning code
I-G
APN
1S206BB-06000
UPID
US71-1003203
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
$910k
Comparable Approach
Comparable
$658k
Blend (final)
Blend
$980k
Owner & transaction history
Pacific Industrial Properties · 5 yrs held
Pacific Industrial Properties
since 2020
Last sale
$990,000
5 recorded transactions
Zoning & alternative use
I-G · Hillsboro, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+24.8%
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
$1,035,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$985,000
6.5%
$910,000
7%
$845,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$960,000
Current use
MEDICAL BUILDING
$1,200,000
Change: +25% · Conversion: Easy
RETAIL STORES
$900,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $990k (Dec 31 2020)
Last sale anchor
$990k
Dec 31 2020
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
$260 / 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
$2,289
Tax year 2023
Assessed value
$135,880
Assessed 2023
Previous assessed
$131,930
+3.0% YoY
Effective rate
1.68%
On assessed value
Land market value
$105,580
Improvement market value
$330,950
Total market value
$436,530
Applied tax rate
7.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1976
Heating
NONE
Total area
3,764 SF
Lot
0.3 ac (13,068 SF)
Zoning code
I-G
APN
1S206BB-06000
UPID
US71-1003203
Jurisdiction
WASHINGTON
Zoning & alternative use
I-G · Hillsboro, OR
Zoning I-G · permitted uses
I-G · Hillsboro, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hillsboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$960,000
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$900,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
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
1976
Heating
NONE
Lot
0.3 ac
Current owner
From public records · entity-resolved
Pacific Industrial Properties
Entity
Free & Clear · 5 yrs held
Mailing address
1109 SW 1ST AVE STE #412, CANBY, OR 97013-3844
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2020
$990,000
Pacific Industrial Properties
Bountiful Investments LLC
Warranty Deed
—
Sep 6, 2013
—
Law Ents LLC
Law R Thomas Trust
Quit Claim Deed
related
—
May 20, 2013
—
Law,r Thomas Trust
Law,r Thomas
Quit Claim Deed
related
—
Nov 14, 2011
—
Law R Thomas Trust
Law,r Thomas & Yvonne L
Quit Claim Deed
related
—
Mar 1, 1993
$250,000
Carl R Pers Rep Neil
Unknown
Grant Deed
—
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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