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    Property profile & analytics

    4505 Watson Ave Beaverton, OR 97005-0544

    • Retail space
    • 15,945 SF
    • 0.21 lot acres
    OFF-MARKET
    Value Estimations
    $2,805,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US71-0592696
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Lazy Days Brewing Company / Bar & Pub / Restaurant

    Property Details for 4505 Watson Ave

    Year built
    1914
    Lot size
    0.21 lot acres
    Property size
    15,945 SF
    Zone code
    RC-OT
    Property type
    Retail space
    APN
    1S116AD-00600
    APU
    1S116AD00600

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,803,000
      Market price range: $2.80M - $5.50M
      AI Estimate
      $2,803,000
      Market price range: $2.80M - $5.50M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $3,805,000
      Current use
      COMMERCIAL (GENERAL)
      $3,980,000
      Change: +5% Conversion: Easy
      APARTMENT HOUSE (5+ UNITS)
      $3,555,000
      Change: -7% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Beaverton
    County
    Washington
    State
    Oregon
    Longitude
    -122.806
    Latitude
    45.4869
    CBSA code
    38900
    CBSA name
    PORTLAND-VANCOUVER-BEAVERTON, OR-WA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $13,605
    $0.00
    $0.00
    $643,800
    -
    $296,150
    $1,829,810
    $2,125,960

    Comparable in this City

    • Value Estimation
      $2,545,000
      7,373 SF

      4200 Watson Ave

      RETAIL STORES (PERSONAL SERVICES) • 7,373 SF
      4200 Watson Ave, Beaverton, OR 97005-2164
      View Details
    • Value Estimation
      $1,485,000
      8,448 SF

      12770 1st St

      RETAIL STORES (PERSONAL SERVICES) • 8,448 SF
      12770 1st St, Beaverton, OR 97005-2759
      View Details
    • Value Estimation
      $4,420,000
      12,800 SF

      11525 Cyn Rd

      RETAIL STORES (PERSONAL SERVICES) • 12,800 SF
      11525 Cyn Rd, Beaverton, OR 97005-2226
      View Details
    • Value Estimation
      $1,400,000
      4,560 SF

      10625 Cyn Rd

      RETAIL STORES (PERSONAL SERVICES) • 4,560 SF
      10625 Cyn Rd, Beaverton, OR 97005-1824
      View Details
    • Value Estimation
      $3,095,000
      8,967 SF

      4105 Orbit St

      RETAIL STORES (PERSONAL SERVICES) • 8,967 SF
      4105 Orbit St, Beaverton, OR 97005-2075
      View Details
    • Value Estimation
      $1,320,000
      7,504 SF

      12278 Allen Blvd

      RETAIL STORES (PERSONAL SERVICES) • 7,504 SF
      12278 Allen Blvd, Beaverton, OR 97005-4718
      View Details

    Similar Nearby for Sale

    • $1,250,000
      4,140 SF

      Retail Property with Owner-User Potential

      Retail property featuring two leased units and owner-user opportunity.
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    • $60,000
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      Retail Space in Beaverton

      Retail space suitable for a dry cleaning business for sale.
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      2,963 SF

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    Similar Nearby for Lease

    • Contact for pricing
      6,680 SF

      Retail Space in Beaverton Center

      Retail space available in Beaverton, anchored by national tenants.
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      View Details
    • Contact for pricing
      1,152 SF

      Retail Space in Beaverton Center

      Retail space available in a busy Beaverton shopping center.
      4130 SW Lombard Ave, Beaverton, OR 97005
      View Details
    • Contact for pricing

      Canyon Crossings Retail/Office Space

      New mixed-use project with retail and office suites available for rent.
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      Freestanding Retail Space Available

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    • Contact for pricing
      2,600 SF

      Retail/Office Space in Beaverton

      Retail or office spaces with open floor plans and parking.
      9955 SW Beaverton Hillsdale Hwy, Beaverton, OR 97005
      View Details
    • Contact for pricing
      2,105 SF

      Retail Space in High-Density Area

      Retail space centrally located near apartments, condos, and retailers.
      12820 Southwest Crescent St, Beaverton, OR 97005
      View Details
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    4505 Watson Ave
    Beaverton, OR 97005-0544
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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