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    Prime Downtown Portland Land Parcel Title is generated by Realmo AI

    969 SW 2nd Ave, Portland, OR 97204

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    Claim this Listing
    For Sale
    $3,750,000

    LAND - Portland, OR

    Lot size:
    0.33 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    61
    Last Refresh:
    May 22 at 3:06 am

    Property Features for 969 SW 2nd Ave

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    PCX
    Standard status
    Active
    APN
    R245990
    Lot size
    0.33 Acres

    Taxes and HOA fees

    Tax Description
    PORTLAND, BLOCK 23, LOT 3&4 EXC PT IN ST, LOT 5
    Tax Annual Amount
    62853

    We can help!

    Listing Contact
    Bradley King

    Listing agent Bradley King License #201235429

    Listing office Keller Williams Realty Portland Premiere 7504 SW Bridgeport Rd, Portland, OR

    Listing date Mar 23, 2026

    MLS# 258454436 Listing URL

    Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime downtown Portland location at SW 2nd Ave & Salmon St with high visibility and foot traffic.
    • Currently operating as an income‑generating surface parking lot providing existing cash flow.
    • Permitting process almost complete for developing a food cart pod, a profitable and iconic Portland commercial format.
    • Located in the center of Downtown Portland right next to the Court House, walking distance to the river front.
    • Strong surrounding daytime & evening pedestrian activity.
    • Flexibility for various development directions beyond the food cart pod vision.

    Overview

    This highly visible downtown Portland parcel, currently operating as an income-generating surface parking lot, presents an exceptional acquisition opportunity. Situated in the heart of the city at SW 2nd Ave & Salmon St, the site benefits from outstanding foot traffic, accessibility, and urban exposure. The current owner is in the permitting process to develop the unused side of the parcel into a food cart pod. Food cart pods have become a cornerstone of Portland's culinary culture, drawing consistent local and tourist traffic. The parcel's flexibility allows for various development directions for the right buyer or investor. Located in the center of Downtown Portland right next to the Court House, it is within walking distance to the river front. The property benefits from strong surrounding daytime & evening pedestrian activity. The lot size is 0.33 acres. Whether executing the food cart pod vision or exploring alternative development possibilities, this downtown location offers rare flexibility in one of Oregon's most dynamic urban markets.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy Law Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Portland
    County
    Washington
    State
    Oregon
    Longitude
    -122.675851
    Latitude
    45.516206

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    FAQs

    What type of property is this?
    Commercial land - Highly visible downtown Portland parcel with development potential.
    Where is this commercial land located?
    The property is located at 969 SW 2nd Ave Portland, OR.
    What is the asking price?
    The asking price for this property is $3,750,000.
    What are key features of this property?
    This property features: Prime downtown Portland location at SW 2nd Ave & Salmon St with high visibility and foot traffic.; Currently operating as an income‑generating surface parking lot providing existing cash flow.; Permitting process almost complete for developing a food cart pod, a profitable and iconic Portland commercial format.
    (503) 313-8262
    We can help!
    Listing Contact
    Bradley King
    Real Estate License ID: 201235429
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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