Industrial Warehouse with Food Processing
For Sale
Contact for pricing
10505-10527 NE Sandy Blvd, Portland, OR
9,360 SF industrial warehouse with food processing and office space.
Property Size9,360 SF
Lot Size0.93 Acres
Price / SF$235.04
Days on Market499
Property Features for 10505-10527 NE Sandy Blvd
General Information
Standard status
Active
Size
9,360 SF
Lot size
0.93 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Macadam Forbes
(503) 972-7293
Listed By:
Stu Peterson · License ##201205396
(503) 972-7288
Source:
Moodyscre
Added: Apr 10, 2025
Changed: Jul 10
Last Checked: Aug 20 at 1:40PM
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 Macadam Forbes
Investment Insights
Based on property information with market context.
This 9,360 square-foot industrial property features a 3,986 square-foot food processing area and a 1,578 square-foot cooler/freezer. The property also includes a 516 square-foot mezzanine office and a 692 square-foot interior office. The warehouse has a clear height of 19 feet and is equipped with a wet sprinkler system. Loading is facilitated by both dock and grade-level access. There are 10 parking spaces available.
Key Highlights
- Substantial food processing area offering 3,986 SF
- Large cooler/freezer space with 1,578 SF
- Dock and grade loading
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
$71,337
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
3.24%
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%
$1,426,740
$1.4M
Cap Rate 7%
$1,019,100
$1.0M
Cap Rate 9%
$792,633
$792.6K
Market Conditions
NOI Build-Up for 9,360 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
$89.9K $9.60/SF
− Vacancy
−$5.9K −$0.63/SF
EGI
$83.9K $8.97/SF
− OpEx
−$12.6K −$1.34/SF
NOI
$71.3K $7.62/SF
Area
Portland, OR
Vacancy
6.60%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$1,426,740
Cap Rate 7%
$1,019,100
Cap Rate 9%
$792,633
Alternative Uses
Best Use
Warehouse
$1.02M
$891.7K – $1.19M
NOI $71,337 @ 7.0% cap · market cap 3.24%
Second Best
Industrial
$839.3K
$734.4K – $979.1K
NOI $58,748 @ 7.0% cap · market cap 2.67%
Theoretical Best
Office A
$2.63M
$2.30M – $3.07M
NOI $183,996 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 9,360 SF industrial warehouse with food processing and office space.
Where is this warehouse located?
The property is located at 10505-10527 NE Sandy Blvd Portland, 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: Substantial food processing area offering 3,986 SF; Large cooler/freezer space with 1,578 SF; Dock and grade loading
