Mixed-Use Portfolio with
For Sale
$1,999,000
11056 SE Main St, Milwaukie, OR 97222
Three contiguous parcels combine restaurant, tavern, residential, and surface parking components.
Property Size14,372 SF
Price / SF$139.09
Days on Market42
Property Features for 11056 SE Main St
General Information
Standard status
Active
Size
14,372 SF
Total Parking Spaces
25
Additional Details
Business Included
Yes
Equipment Included
Yes
Multifamily Units
6
Building Details
Year Built
1948
Listing Agency:
Keller Williams Sunset Corridor
(503) 546-9955
Listed By:
Chris Suarez · License #200108016
Source:
Kingdomreal
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 29 at 12:34PM
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 Keller Williams Sunset Corridor
Investment Insights
Based on property information with market context.
This mixed-use offering includes three contiguous parcels assembled under one ownership. The portfolio features Golden Nugget Bar at 11020 SE Main St, Libbie's Restaurant at 11056 SE Main St, six residential units, and a surface parking lot at 11070 SE Main St. The restaurant is equipped for ongoing dining operations, while the tavern has operated continuously under the same ownership for 14 years.
The residential component adds six rent-producing units, and the parking parcel provides a separate surface parking use. Together, the properties create a combination of hospitality, residential, and parking assets within a unified offering. The portfolio is located two blocks from the river and includes improvements dating to 1948.
The residential component adds six rent-producing units, and the parking parcel provides a separate surface parking use. Together, the properties create a combination of hospitality, residential, and parking assets within a unified offering. The portfolio is located two blocks from the river and includes improvements dating to 1948.
Key Highlights
- Three contiguous parcels offered together as a mixed‑use portfolio
- 11056 SE Main St includes Libbie's Restaurant and six residential units
- 11020 SE Main St is home to the Golden Nugget Bar
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
$179,470
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
8.98%
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%
$3,589,400
$3.6M
Cap Rate 7%
$2,563,857
$2.6M
Cap Rate 9%
$1,994,111
$2.0M
Market Conditions
NOI Build-Up for 14,372 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
$258.7K $18.00/SF
− Vacancy
−$19.4K −$1.35/SF
EGI
$239.3K $16.65/SF
− OpEx
−$59.8K −$4.16/SF
NOI
$179.5K $12.49/SF
Area
Clackamas County, OR
Vacancy
7.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$3,589,400
Cap Rate 7%
$2,563,857
Cap Rate 9%
$1,994,111
Alternative Uses
Best Use
Mixed Use
$3.23M
$2.82M – $3.76M
NOI $225,773 @ 7.0% cap · market cap 11.29%
Second Best
Apartment 5plus
$2.64M
$2.31M – $3.08M
NOI $184,536 @ 7.0% cap · market cap 9.23%
Theoretical Best
Office A
$3.88M
$3.39M – $4.53M
NOI $271,555 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
819
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three contiguous parcels combine restaurant, tavern, residential, and surface parking components.
Where is this mixed-use property located?
The property is located at 11056 SE Main St Milwaukie, OR.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Three contiguous parcels offered together as a mixed‑use portfolio; 11056 SE Main St includes Libbie's Restaurant and six residential units; 11020 SE Main St is home to the Golden Nugget Bar
