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Property profile & analytics
FOR LEASE
Office Spaces
9450 SW Commerce Cir Wilsonville, OR 97070
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US71-0890707
For Lease
1 / 2
$10,995,000
9450 SW Commerce Cir, Wilsonville, OR 97070
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1980
Total area
39,768 SF
Lot
1.39 ac (60,548 SF)
Zoning code
PDI
APN
3S102DB-00200
UPID
US71-0890707
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
by Request
Comparable Approach
Comparable
$10.99M
Blend (final)
Blend
$11.00M
Owner & transaction history
9450 Commerce Circle LLC · 11 yrs held
9450 Commerce Circle LLC
since 2015
6 recorded transactions
Zoning & alternative use
PDI · Wilsonville, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$12.7M
+15.1%
Restaurant
$12.0M
+9.2%
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 Wilsonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wilsonville 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
COMMERCIAL (GENERAL)
$11,020,000
Current use
MEDICAL BUILDING
$12,680,000
Change: +15% · Conversion: Easy
RESTAURANT
$12,040,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$8,895,000
Change: -19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$8,835,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$11.00M
Range $9.90M – $12.09M · ±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
$276 / 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
$93,862
Tax year 2023
Assessed value
$4,950,270
Assessed 2023
Previous assessed
$4,806,090
+3.0% YoY
Effective rate
1.90%
On assessed value
Land market value
$1,230,340
Improvement market value
$6,176,330
Total market value
$7,406,670
Applied tax rate
88.0000
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
Year built
1980
Heating
NONE
Total area
39,768 SF
Lot
1.39 ac (60,548 SF)
Zoning code
PDI
APN
3S102DB-00200
UPID
US71-0890707
Jurisdiction
WASHINGTON
Zoning & alternative use
PDI · Wilsonville, OR
Zoning PDI · permitted uses
PDI · Wilsonville, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wilsonville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$11.0M
MEDICAL BUILDING
Est. value
$12.7M
RESTAURANT
Est. value
$12.0M
RETAIL STORES
Est. value
$8.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.8M
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
Year built
1980
Heating
NONE
Lot
1.39 ac
Current owner
From public records · entity-resolved
9450 Commerce Circle LLC
Entity
Mailing address
415 NW 11TH AVE, PORTLAND, OR 97209-2903
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2015
$4,025,000
9450 Commerce Circle LLC
Agc Center LLC
Special Warranty Deed
$4,564,500 · Pioneer Trust Bank NA
Apr 20, 1998
—
Agc Center Oregon LP
—
Deed Of Trust
related
$1,900,000 · Standard Mortgage Investors
—
—
Agc Center LLC
—
Deed Of Trust
related
$165,000 · Northwest Bank
—
—
Agc Center LLC
—
Deed Of Trust
related
$110,000 · Pacific Continental Bank
—
—
9450 Commerce Circle LLC
—
Deed Of Trust
related
$5,200,000 · Miscellaneous Ins Co
—
—
Agc Center LLC
—
Deed Of Trust
related
$1,900,000 · Standard Insurance 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.
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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