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Property profile & analytics
FOR LEASE
Retail space
8430 SW Nimbus Ave Beaverton, OR 97008
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US71-0318610
For Lease
1 / 2
Contact for pricing
8430 SW Nimbus Ave, Beaverton, OR 97008
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Total area
17,340 SF
Lot
2.08 ac (90,605 SF)
Zoning code
C-WS
APN
1S127AD-00200
UPID
US71-0318610
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
-
Dr. Bruno C. Da Costa, DDS Dental Office
-
Muchas Gracias Mexican Food Restaurant
-
Einstein Bros. Bagels (Bike/Boat/Book/etc) Store Bakery
-
Dr. Bruno Da Costa Dental Office
-
Harmony Dental Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.99M
Blend (final)
Blend
$5.99M
Owner & transaction history
Cft Devs LLC · 15 yrs held
Cft Devs LLC
since 2010
7 recorded transactions
Zoning & alternative use
C-WS · Beaverton, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The C-WS District is intended to provide an area for businesses that require automobile accessibility while encouragingmixed use developmentthat is transit supportive and pedestrian oriented in areas within approximately one-half mile of a commuter rail transit station
Zone name
Commercial Washington Square
General category
MIXED_USE
Zone area
68.98 ac
Source
Realmo
Top alternative use upside
Medical building
$5.5M
+33.6%
Restaurant
$5.3M
+26.8%
Commercial (general)
$4.7M
+14.6%
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
RETAIL STORES
$4,140,000
Current use
MEDICAL BUILDING
$5,530,000
Change: +34% · Conversion: Difficult
RESTAURANT
$5,250,000
Change: +27% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,740,000
Change: +15% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,865,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$5.99M
Range $5.39M – $6.58M · ±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
$345 / 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
$109,787
Tax year 2023
Assessed value
$5,195,090
Assessed 2023
Previous assessed
$5,043,780
+3.0% YoY
Effective rate
2.11%
On assessed value
Land market value
$2,167,510
Improvement market value
$5,307,100
Total market value
$7,474,610
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2006
Heating
NONE
Total area
17,340 SF
Lot
2.08 ac (90,605 SF)
Zoning code
C-WS
APN
1S127AD-00200
UPID
US71-0318610
Jurisdiction
WASHINGTON
Zoning & alternative use
C-WS · Beaverton, ORZoning C-WS · permitted uses
C-WS · Beaverton, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The C-WS District is intended to provide an area for businesses that require automobile accessibility while encouragingmixed use developmentthat is transit supportive and pedestrian oriented in areas within approximately one-half mile of a commuter rail transit station
Zone name
Commercial Washington Square
General category
MIXED_USE
Zone area
68.98 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$5.5M
RESTAURANT
Est. value
$5.3M
COMMERCIAL (GENERAL)
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.9M
RETAIL STORES Current
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2006
Heating
NONE
Lot
2.08 ac
Current owner
From public records · entity-resolved
Cft Devs LLC
Entity
Mailing address
1683 WALNUT GRV AVE, ROSEMEAD, CA 91770-3711
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2010
—
Cft Devs LLC
Cft-ug Beaverton LLC
Quit Claim Deed
related
—
Dec 6, 2007
—
Cft-ug Beaverton LLC
—
Deed Of Trust
related
$6,100,000 · Rabobank
Nov 22, 2005
$2,020,000
Cft Ug Beaverton LLC
Cnl Funding 2000-a LP
Warranty Deed
$5,073,185 · Jpmorgan Chase Bank NA
Jul 21, 2000
—
Cnl Funding 200-a LP
Cnl American Properties Fund
Quit Claim Deed
related
—
May 20, 1997
—
Chevys INC
—
Deed Of Trust
related
$60,500,000 · Swiss Bank Corp Trustee
Dec 5, 1994
$1,250,000
Vips Restaurants INC
Realty Income Corp
Trustees Deed
—
—
—
Cft Devs LLC
—
Deed Of Trust
related
$4,770,000 · Bank Of The West
—
—
Cft Devs LLC
—
Deed Of Trust
related
$4,770,000 · Bank Of The West
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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