Ethos Commercial Advisors was engaged by the owner of 6357 NE Evergreen Parkway, a 39,364 SF flex building adjacent to the Intel campus in Hillsboro, Oregon. The property was occupied by single tenant Hitachi High-Tech America, which was preparing to vacate and faced a $2.4 million restoration obligation tied to extensive clean room and other highly specific research and development infrastructure.
Recognizing the potential value of these improvements, Ethos worked with third parties to quantify their residual worth then leveraged deep relationships within Hillsboro’s semiconductor cluster to target both local, regional and national clean room users. Following a strategic outreach campaign, Ethos identified an international wafer processing equipment manufacturer seeking expansion in the region.
Over eight months of complex negotiations involving U.S. and Japanese legal teams, Ethos structured a transaction that relieved Hitachi of its restoration requirement, saving the tenant nearly $1 million while shielding the owner from potential vacancy risk. Simultaneously, Ethos negotiated a lease transaction that ultimately morphed into a purchase to a user that generated nearly $1 million in additional proceeds for the seller and $4–6 million in savings for the buyer. Moreover, the transaction helped divert hundreds of tons of industrial materials from landfills.
Through disciplined execution and creative problem solving, Ethos transformed a pending vacancy into a high-value, multi-stakeholder success that advanced both client objectives and community impact.
Ethos Services
Associated Team Members
- Josh Bean, SIOR
- Executive Managing Director, Partner
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- Brian Hanson, MREF
- Senior Managing Director, Partner
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