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Property profile & analytics
OFF-MARKET
Estimated value
$8,225,000
Assisted living facilities
4525 99th Ave, Beaverton, OR 97005-3342
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US71-1836060
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
54,078 SF
Lot
0.89 ac (38,768 SF)
Zoning code
CS
APN
1S114BC-04001
UPID
US71-1836060
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
-
Prestige Senior Living Beaverton Hills Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.22M
Blend (final)
Blend
$8.23M
Owner & transaction history
Chp Beaverton Or Owner LLC · 12 yrs held
Chp Beaverton Or Owner LLC
since 2013
7 recorded transactions
Zoning & alternative use
CS · Beaverton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$13.5M
+24.8%
Retail stores
$12.9M
+19.4%
Apartment house (5+ units)
$12.1M
+11.5%
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)
$10,815,000
Current use
COMMERCIAL (GENERAL)
$13,495,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$12,910,000
Change: +19% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$12,055,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$9,665,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$8.23M
Range $7.40M – $9.05M · ±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
$152 / 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
$53,310
Tax year 2023
Assessed value
$2,522,630
Assessed 2023
Previous assessed
$2,449,160
+3.0% YoY
Effective rate
2.11%
On assessed value
Land market value
$990,000
Improvement market value
$4,558,600
Total market value
$5,548,600
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
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1999
Heating
NONE
Total area
54,078 SF
Lot
0.89 ac (38,768 SF)
Zoning code
CS
APN
1S114BC-04001
UPID
US71-1836060
Jurisdiction
WASHINGTON
Zoning & alternative use
CS · Beaverton, OR
Zoning CS · permitted uses
CS · 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
$10.8M
COMMERCIAL (GENERAL)
Est. value
$13.5M
RETAIL STORES
Est. value
$12.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.1M
WAREHOUSE, STORAGE
Est. value
$9.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1999
Heating
NONE
Lot
0.89 ac
Current owner
From public records · entity-resolved
Chp Beaverton Or Owner LLC
Entity
Mailing address
7700 NE PKWY DR STE #300, VANCOUVER, WA 98662-6654
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Dec 3, 2013
$12,900,000
Chp Beaverton Or Owner LLC
Mwsh Beaverton LLC
Grant Deed
$9,686,032 · Prudential Insurance Co Americ
Nov 21, 2005
$5,000,000
Hills Assisted Livin Beaverton
Assisted Living Properties LLC
Warranty Deed
related
$5,100,000 · Umpqua Bank
—
—
John Petrey
—
Deed Of Trust
related
$194,607 · Beneficial Oregon INC
—
—
Chp Beaverton Or Owner LLC
—
Deed Of Trust
related
$267,000 · Miscellaneous Ins Co
—
—
Chp Beaverton Or Owner LLC
—
Deed Of Trust
related
$267,000 · Miscellaneous Ins Co
—
—
Chp Beaverton Or Owner LLC
—
Loan Modification
related
$267,000 · Miscellaneous Ins Co
—
—
Chp Beaverton Or Owner LLC
—
Loan Modification
related
$220,671,008 · Miscellaneous Ins Co
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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