8210 Mauzey Court
Industrial | 20,000 SqFt
Marketing description
This high-quality 22,781 SF flex/industrial property offers a rare opportunity to acquire a fully leased, turnkey asset occupied by True Terpenes, a leading fragrance and aroma manufacturer. Extensively improved in 2021, the building features a modern, high-end interior buildout funded primarily by the tenant, including professionally designed office space, advanced production areas, clean rooms, and a fully climate-controlled warehouse—ideal for precision manufacturing or specialized industrial users.
The efficient 20,000 SF rentable layout (57% office/production, 43% warehouse) provides exceptional functionality, complemented by 25-foot clear heights, two grade-level doors, and ample on-site parking. Constructed with durable concrete tilt-up materials, the property is well maintained with no deferred maintenance.
Strategically zoned Industrial Park (IP), the asset supports a wide range of industrial uses, combining flexibility, modern infrastructure, and strong in-place tenancy—positioning it as an attractive investment or owner-user opportunity in today's market.
Investment highlights
- $4M+ of Tenant-Funded Improvements - The 2021 buildout was funded primarily by True Terpenes, investing over $4,000,000 into a high-end office finish, advanced production areas, clean rooms, and a fully climate-controlled warehouse. This level of tenant investment signals long-term commitment to the location and leaves an owner with a highly improved asset at a basis well below replacement cost.
- Stabilized, Mission-Critical Occupancy - 100% leased to True Terpenes, a global flavor and terpene solutions provider operating under ISO 9001, GMP, and FSSC 22000 certifications. The specialized nature of the buildout — clean rooms, climate control, purpose-built production space — makes this a mission-critical facility for the tenant and a difficult space to replicate or easily vacate.
- Flexible, Future-Proof Zoning - Zoned Industrial Park (IP), supporting a wide range of industrial, flex, and advanced manufacturing uses — providing an owner-user or investor with long-term adaptability beyond the current tenancy.
- Strong Relative Market Fundamentals - Washington County industrial and flex occupancy stands at 92.0%, outperforming comparable western markets including Sacramento, Phoenix, Las Vegas, and Boise. Small-bay product — the category this asset falls into — has driven the majority of recent leasing activity in the submarket, with over 90% of Q2 2026 leases signed under 50,000 SF.
- Located in a Premier Tech Submarket - Situated in Hillsboro within Washington County, home to Intel, Tokyo Electron, and ASML. The surrounding 5-mile radius supports 4,628 businesses and 64,124 employees, with 72.5% white-collar employment and average household income of $150,819 — a demographic base that underpins durable industrial and flex demand.
- Well-Connected Location - 14.9 miles to I-5, 8.2 miles to Hillsboro Airport (HIO), and 25.5 miles to PDX, keeping the asset connected to regional logistics and labor pools without the congestion of closer-in Portland submarkets.
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