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Property profile & analytics
FOR LEASE
Office Spaces
8860 Northeast Von Neumann Dr Hillsboro, OR 97006
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US71-0488341
For Lease
1 / 4
$18 SF/Yr
8860 Northeast Von Neumann Dr, Hillsboro, OR 97006
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Total area
42,445 SF
Lot
3.67 ac (159,865 SF)
Zoning code
UC-RM
APN
1N236BC-00100
UPID
US71-0488341
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
$10.27M
Comparable Approach
Comparable
$10.98M
Blend (final)
Blend
$10.91M
Owner & transaction history
Lb Norton Properties LLC · 4 yrs held
Lb Norton Properties LLC
since 2022
Last sale
$14.7M
7 recorded transactions
Zoning & alternative use
UC-RM · Hillsboro, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$13.5M
+16.6%
Restaurant
$12.9M
+10.7%
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
$11,380,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$11,125,000
6.5%
$10,270,000
7%
$9,535,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,610,000
Current use
MEDICAL BUILDING
$13,535,000
Change: +17% · Conversion: Easy
RESTAURANT
$12,850,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$10,130,000
Change: -13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$9,465,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$10.91M
Range $9.81M – $12.00M · ±10% · vs last sale $14.70M (Jan 3 2022)
Last sale anchor
$14.70M
Jan 3 2022
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
$257 / 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
$88,085
Tax year 2023
Assessed value
$4,885,360
Assessed 2023
Previous assessed
$4,743,070
+3.0% YoY
Effective rate
1.80%
On assessed value
Land market value
$2,130,000
Improvement market value
$5,871,200
Total market value
$8,001,200
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Lease
Heating
NONE
Total area
42,445 SF
Lot
3.67 ac (159,865 SF)
Zoning code
UC-RM
APN
1N236BC-00100
UPID
US71-0488341
Jurisdiction
WASHINGTON
Zoning & alternative use
UC-RM · Hillsboro, OR
Zoning UC-RM · permitted uses
UC-RM · 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
$11.6M
MEDICAL BUILDING
Est. value
$13.5M
RESTAURANT
Est. value
$12.9M
RETAIL STORES
Est. value
$10.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.5M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RESTAURANT
RETAIL STORES
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
Heating
NONE
Lot
3.67 ac
Current owner
From public records · entity-resolved
Lb Norton Properties LLC
Entity
Mailing address
180 SUTTER ST #400, SAN FRANCISCO, CA 94104-4007
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jan 3, 2022
$14,700,000
Lb Norton Properties LLC
Bg Amberglen LLC
Special Warranty Deed
$7,350,000 · Symetra Life Insurance Co
Jun 28, 2019
—
Bg Amberglen LLC
—
Deed
related
$95,000 · Bank Of America
Jul 5, 2017
—
Bg Amberglen LLC
—
Deed
related
$57,525,000 · Acore Cap Mtg LP
Apr 19, 2017
$33,000
Bg Amberglen LLC
Amberglen Office Corp
Grant Deed
related
—
May 30, 2006
$28,350,000
Amberglen Office Corp
Amberglen LLC
Grant Deed
related
—
Nov 15, 2004
$114,560,000
Amberglen LLC
Amberjack Ltd
Grant Deed
related
—
—
—
Bg Amberglen LLC
—
Deed Of Trust
related
$95,000 · Bank Of America
—
—
Bg Amberglen LLC
—
Deed Of Trust
related
$57,525,000 · Acore Cap Mtg LP
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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