Restaurant with Private
For Sale
$140,000
10574 SE 32nd Ave, Milwaukie, OR 97222
CommercialSale, Milwaukie, OR
Property Size1,300 SF
Price / SF$107.69
Days on Market43
Property Features for 10574 SE 32nd Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CR
Directions
SE HARRISON ST.
Subdivision
_145
Standard status
Active
APN
Not Found
Size
1,300 SF
Taxes and HOA fees
Tax Description
HARRISON SUBDIVISION
Legal Description
HARRISON SUBDIVISION
Listing Agency:
Oregon First
(503) 667-5686
Listed By:
Soo Paik
(503) 559-3327
Added: Jul 15
Changed: Jul 29
Last Checked: Aug 26 at 5:06AM
MLS# 768027484
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.
Investment Insights
Based on property information with market context.
This 1,300-square-foot restaurant business in Milwaukie includes a customer dining area, a commercial kitchen hood, and private on-site parking. The operation is associated with Thai cuisine and is situated at 10574 SE 32nd Ave.
The property carries CR zoning and is positioned near a hospital and an apartment development containing many hundreds of units. Its location is in Milwaukie, Oregon, within Clackamas County and the 97222 postal area.
The property carries CR zoning and is positioned near a hospital and an apartment development containing many hundreds of units. Its location is in Milwaukie, Oregon, within Clackamas County and the 97222 postal area.
Key Highlights
- 1,300‑square‑foot restaurant business
- Commercial kitchen equipped with a large hood
- Private on‑site parking for customers
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
$8,159
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
5.83%
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%
$163,180
$163.2K
Cap Rate 7%
$116,557
$116.6K
Cap Rate 9%
$90,656
$90.7K
Market Conditions
NOI Build-Up for 1,300 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
$12.5K $9.60/SF
− Vacancy
−$824 −$0.63/SF
EGI
$11.7K $8.97/SF
− OpEx
−$3.5K −$2.69/SF
NOI
$8.2K $6.28/SF
Area
Clackamas County, OR
Vacancy
6.60%
Lease Rate
$9.60 /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%
$163,180
Cap Rate 7%
$116,557
Cap Rate 9%
$90,656
Alternative Uses
Best Use
Specialty Retail
$231.9K
$202.9K – $270.6K
NOI $16,234 @ 7.0% cap · market cap 11.60%
Second Best
Industrial
$116.6K
$102.0K – $136.0K
NOI $8,159 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$350.9K
$307.0K – $409.4K
NOI $24,563 @ 7.0% cap · market cap 17.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
1,318
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97222, OR
36,316
Population
16,910
Households
2.1
Avg Household Size
41
Median Age
38%
College-Educated
95%
High-School Grad
8.6 sq mi
ZIP Area
4,223
Density / Sq Mi
$77,441
Median Household Income
$48,298
Median Earnings
$1,592
Median Rent
$465,100
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?
Conventional restaurant - Thai restaurant business with a dining room, commercial hood, and dedicated customer parking.
Where is this conventional restaurant located?
The property is located at 10574 SE 32nd Ave Milwaukie, OR.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: 1,300‑square‑foot restaurant business; Commercial kitchen equipped with a large hood; Private on‑site parking for customers
