Prime Retail Location in
For Sale
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10305 SE 82nd Ave, Clackamas, OR 97086
High-traffic retail space in Clackamas's shopping destination.
Property Size6,898 SF
Price / SF$318.93
Days on Market103
Property Features for 10305 SE 82nd Ave
General Information
Standard status
Active
Size
6,898 SF
Total Parking Spaces
32
Property subtype
Retail
Zoning
RTL
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$163,896
Building Details
Year Built
1996
Buildings
1
Tenancy
Single
Listing Agency:
CBRE - Portland
Listed By:
Wes Bochner · License #201246821
Source:
Crexi
Added: May 20
Changed: Aug 13
Last Checked: Aug 28 at 3:01PM
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 CBRE - Portland
Investment Insights
Based on property information with market context.
The property is strategically located within the primary retail corridor of Clackamas, placing it at the center of a high-volume shopping destination. It is surrounded by major retail centers, including Clackamas Town Center and Clackamas Promenade, alongside a mix of national and regional retailers that contribute to consistent consumer traffic. The location benefits from a blend of synergistic retailers and restaurants, including anchor stores and national brands such as Target, Walmart, Home Depot, Best Buy, Chipotle, Starbucks, and Chick-fil-A, which collectively generate strong daily traffic and cross-shopping opportunities. The property has visibility and accessibility directly from SE 82nd Avenue, which sees approximately 35,100 cars per day, and convenient access to Interstate 205, with a traffic volume of approximately 145,900 cars per day. The location is situated in a densely populated infill trade area with limited remaining development sites, creating barriers to entry for new competitors and supporting the area's long-term stability and growth. The property size is 6,898 square feet.
Key Highlights
- Prime retail location in the heart of Clackamas' high‑volume shopping destination.
- Excellent visibility and access directly off SE 82nd Avenue.
- Surrounded by major retail centers and national retailers.
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
$95,939
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
4.36%
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%
$1,918,780
$1.9M
Cap Rate 7%
$1,370,557
$1.4M
Cap Rate 9%
$1,065,989
$1.1M
Market Conditions
NOI Build-Up for 6,898 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
$148.2K $21.48/SF
− Vacancy
−$11.1K −$1.61/SF
EGI
$137.1K $19.87/SF
− OpEx
−$41.1K −$5.96/SF
NOI
$95.9K $13.91/SF
Area
Clackamas County, OR
Vacancy
7.50%
Lease Rate
$21.48 /SF/Yr
Expense Ratio
30.00%
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%
$1,918,780
Cap Rate 7%
$1,370,557
Cap Rate 9%
$1,065,989
Alternative Uses
Best Use
Retail
$1.37M
$1.20M – $1.60M
NOI $95,939 @ 7.0% cap · market cap 4.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,336 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
764
Businesses Nearby
687k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 22%
Superstores 21%
Shops & Services 16%
Groceries 15%
Walmart
Superstores
145,380 visits/mo
0.3 miles
WinCo Foods
Groceries
93,206 visits/mo
0.3 miles
Best Buy
Electronics
49,214 visits/mo
0.4 miles
Jo-Ann Fabric and Craft
Shops & Services
45,264 visits/mo
0.2 miles
Burlington
Apparel
42,367 visits/mo
0.5 miles
Demographics for 97086, OR
32,612
Population
13,440
Households
2.4
Avg Household Size
39
Median Age
43%
College-Educated
95%
High-School Grad
10.5 sq mi
ZIP Area
3,106
Density / Sq Mi
$102,591
Median Household Income
$49,939
Median Earnings
$1,598
Median Rent
$655,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - High-traffic retail space in Clackamas's shopping destination.
Where is this retail space located?
The property is located at 10305 SE 82nd Ave Clackamas, OR.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Prime retail location in the heart of Clackamas' high‑volume shopping destination.; Excellent visibility and access directly off SE 82nd Avenue.; Surrounded by major retail centers and national retailers.
