Historic Mixed-Use
For Sale
$2,280,000
102 NW 4th, Portland, OR 97209
Vacant commercial building with retail frontage, restaurant improvements, and direct basement loading access.
Property Size14,000 SF
Price / SF$162.86
Days on Market24
Property Features for 102 NW 4th
General Information
Standard status
Active
Size
14,000 SF
Property subtype
Commercial
Zoning
CXD
Taxes and HOA fees
Annual Taxes
$27,038
Amenities
street sidewalk doors for direct street-to-basement loading access
Forced Air Heating
On street
Paved
Building Details
Year Built
1917
Buildings
1
Construction
unreinforced masonry
Tenancy
Multi
Listing Agency:
CALL IT CLOSED INTERNATIONAL, INC
(833) 242-7007
Listed By:
AMY W.S. SHUM CHEUNG
Source:
Corcoran
Added: Aug 8
Changed: Aug 30
Last Checked: Aug 30 at 5:36PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CALL IT CLOSED INTERNATIONAL, INC
Investment Insights
Based on property information with market context.
Constructed in 1917, this 14,000-square-foot mixed-use commercial building is fully vacant and offered in its existing condition. The upper level provides approximately 7,000 square feet associated with a long-running Chinese restaurant, while the ground floor combines a former tavern space with three distinct retail storefronts. A full 7,000-square-foot basement adds substantial additional area and includes functioning sidewalk doors for direct loading from the street.
The property is located in Portland’s Old Town Chinatown and carries CXD zoning. The sale is strictly AS-IS, WHERE-IS, WITH ALL FAULTS. Remaining restaurant and kitchen fixtures are included without warranty or assigned value. Buyers are responsible for independent review of zoning, structural unreinforced masonry status, and utility capacities.
The property is located in Portland’s Old Town Chinatown and carries CXD zoning. The sale is strictly AS-IS, WHERE-IS, WITH ALL FAULTS. Remaining restaurant and kitchen fixtures are included without warranty or assigned value. Buyers are responsible for independent review of zoning, structural unreinforced masonry status, and utility capacities.
Key Highlights
- 14,000 SF mixed‑use commercial building constructed in 1917
- Upper floor includes a 7,000 SF former Chinese restaurant space
- Street level contains a former tavern space and three retail storefronts
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$189,000
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.29%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,780,000
$3.8M
Cap Rate 7%
$2,700,000
$2.7M
Cap Rate 9%
$2,100,000
$2.1M
Market Conditions
NOI Build-Up for 14,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$336.0K $24.00/SF
− Vacancy
−$33.6K −$2.40/SF
EGI
$302.4K $21.60/SF
− OpEx
−$113.4K −$8.10/SF
NOI
$189.0K $13.50/SF
Area
Portland, OR
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,780,000
Cap Rate 7%
$2,700,000
Cap Rate 9%
$2,100,000
Alternative Uses
Best Use
Mixed Use
$2.70M
$2.36M – $3.15M
NOI $189,000 @ 7.0% cap · market cap 8.29%
Second Best
Specialty Retail
$2.69M
$2.36M – $3.14M
NOI $188,496 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$3.93M
$3.44M – $4.59M
NOI $275,208 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Explore this area
Business Placement
Demographics for 97209, OR
22,755
Population
16,437
Households
1.4
Avg Household Size
38
Median Age
66%
College-Educated
96%
High-School Grad
1.0 sq mi
ZIP Area
22,755
Density / Sq Mi
$84,059
Median Household Income
$68,731
Median Earnings
$1,669
Median Rent
$573,700
Median Home Value
Market
Vacancy Rate% for Retail in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Vacant commercial building with retail frontage, restaurant improvements, and direct basement loading access.
Where is this mixed-use property located?
The property is located at 102 NW 4th Portland, OR.
What is the asking price?
The asking price for this property is $2,280,000.
What are key features of this property?
This property features: 14,000 SF mixed‑use commercial building constructed in 1917; Upper floor includes a 7,000 SF former Chinese restaurant space; Street level contains a former tavern space and three retail storefronts
