Broker Opinion of Value
A free, comprehensive property valuation for Portland commercial real estate owners. Not a one-page estimate—a full Best-Price Strategy & Roadmap built on current comps, income analysis, and market data. No cost. No obligation. No strings.
WHAT IS A BROKER OPINION OF VALUE
A broker opinion of value is a market-based estimate of what a commercial property is worth today. It's not an appraisal—it doesn't carry the legal formality, licensing requirements, or cost of a certified appraisal. But for most ownership decisions, it answers the same fundamental question: what is this property realistically worth right now?
What I deliver goes further than a standard BOV. The Best-Price Strategy & Roadmap is a 50–80+ page institutional-grade report that covers comparable sales, lease comps, peer property analysis, submarket analytics, construction pipeline, economic data, and a pricing summary with conservative, probable, and optimistic value ranges. It's the same CoStar-sourced data and methodology I'd use to price a listing or underwrite an acquisition—delivered to you at no cost.
I provide this at no charge and with no obligation. There's no engagement letter, no listing agreement, and no expectation that you'll hire me for anything. I do this because it's the most useful thing I can hand a property owner, and because the best client relationships I've built over the past 18 years started with a simple question: what's my building worth?
WHEN A BOV IS USEFUL
You don't need to be selling to need a valuation. Owners request broker opinions of value for a wide range of reasons—most have nothing to do with listing a property.
Common triggers include benchmarking against recent sales, refinancing or loan maturity conversations, estate and partnership planning, hold-vs-sell decisions, pre-listing pricing, and evaluating whether a repositioning or capital investment is justified by the value it creates. Lenders often accept a BOV as a preliminary step before ordering a formal appraisal, and attorneys regularly use them for partnership buyouts and trust restructuring.
Whatever the reason, the output is the same: a comp-supported pricing range built on real transaction data that gives you a clear, current picture of where your asset sits in today's market.
REQUEST A FREE BROKER OPINION OF VALUE
Fill out what you know—if some fields don't apply, skip them. I'll follow up with a full report: pricing summary, comparable sales, lease comps, peer property analysis, market analytics, and a recommended strategy. No cost. No obligation.
Your information stays confidential. This request does not create a listing agreement or any obligation.
WHAT’S INCLUDED
This isn't a back-of-napkin estimate. The Best-Price Strategy & Roadmap I deliver is a comprehensive, institutional-grade report—typically 50–80+ pages—built from the same CoStar data and methodology I'd use to price a listing or underwrite an acquisition.
Valuation Summary. A one-page pricing snapshot showing conservative, probable, and optimistic value ranges across three approaches: market/owner-user value, investment value, and land/redevelopment value. Includes current cap rates, market lease rates, and a 12-month forecast—all in one view.
Comparable Sales. Detailed sale comps for similar properties in your submarket and surrounding areas. Each comp includes sale price, price per square foot, cap rate, buyer/seller information, financing terms, time on market, and transaction notes explaining the deal context.
Lease Comps and Rent Analysis. Recent lease transactions near your property showing asking rents, deal sizes, lease terms, concessions, and time to lease. This establishes what a tenant should be paying for a property like yours—and what your income potential looks like.
Peer Property Analysis. A side-by-side comparison of your property against competing buildings in your immediate market—vacancy rates, asking rents, time on market, absorption, and building characteristics. This shows exactly where you stand relative to your competition.
Market and Economic Context. Submarket and metro-level analysis covering vacancy trends, absorption, rent growth, construction pipeline, employment data, population growth, and investment volume. This is the backdrop that drives your property's value—and where it's headed.
Current Debt and Equity Snapshot. Treasury rates, SBA rates, and down payment requirements by property type as of the report date. Useful context if you're evaluating a refinance, sale, or hold decision.
Recommendations and Forecast. A plain-language summary of where the market is heading, what it means for your specific property, and what I'd recommend as a next step—whether that's holding, repositioning, adjusting rents, or exploring a sale.
Follow-Up Conversation. After you've reviewed the report, I'm available to walk through it—answer questions, discuss timing, or talk through how the numbers apply to whatever decision you're weighing. No pitch. Just a conversation.
HOW THIS IS DIFFERENT
It’s Actually Free
Not "free with a listing presentation." Not "free if you sign an exclusive." Free. I don't charge for broker opinions of value because the most valuable thing I can do for a property owner is give them a clear, honest picture of what their asset is worth. Some of those conversations turn into business immediately. Most don't. That's fine—I've been doing this for 18 years and the relationships that matter most started with a no-strings valuation years before any deal happened.
It’s Institutional-Grade Data
Every BOV I produce is built on CoStar Analytics—the same commercial real estate database used by institutional investors, REITs, and the largest brokerages in the country. I pull comparable sales, lease comps, peer properties, vacancy analytics, absorption trends, rent forecasts, and construction pipeline data specific to your property's submarket. Then I layer in local deal knowledge and market context that doesn't show up in any database. The result is a 50–80+ page report with the same depth of analysis a pension fund would commission—delivered to a property owner for free.
It’s Confidential
Your inquiry, your property information, and the valuation itself stay between us. I don't share owner information with other brokers, I don't add you to a marketing list, and I don't cold-call you after. If you want to talk further, great. If you don't, the report is yours to use however you see fit.
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GET IN TOUCH
Contact Matt Lyman at Norris & Stevens about selling an office property in Portland—whether you're exploring a disposition, need a broker opinion of value, or are ready to go to market.
Share your building address, approximate square footage, current occupancy, and what's driving the sale decision, and Matt will follow up with comparable sale data, a preliminary pricing range, and a recommended approach.
Coverage spans the full Portland metro office market—Downtown/CBD, Pearl District, Central Eastside, Lloyd District, Lake Oswego, Kruse Way, Beaverton, 217 Corridor, Tigard, Tualatin, Hillsboro, Sunset Corridor, and Vancouver, WA.