Two-Story Warehouse with Flexible
For Sale
$400,000
8409 SE Woodstock Blvd, Portland, OR 97266
5,300 SF warehouse on 6,700 SF lot, available now.
Property Size5,300 SF
Price / SF$75.47
Days on Market268
Property Features for 8409 SE Woodstock Blvd
General Information
Standard status
Active
Size
5,300 SF
Class
C
Property subtype
Office
Building Details
Building Size
5,300 SF
Year Built
1904
Listing Agency:
Capacity Commercial Group
(503) 222-2248
Listed By:
George Lampus · License #OR #841200041
Source:
Corfac
Added: Nov 25, 2025
Changed: Aug 14
Last Checked: Aug 20 at 5:46AM
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 Capacity Commercial Group
Investment Insights
Based on property information with market context.
This two-story warehouse offers flexible layout potential and is available now. The property contains 5,300 square feet of space on a 6,700 square foot lot. It is located minutes away from I-205 and SE 82 (Hwy-213), and just 0.6 miles from the Lents Town Center MAX stop and 10 miles from Portland International Airport. Situated near SE Foster Rd and public transit, including the MAX Green Line, the location offers excellent walkability with a Walk Score of 80. SE Woodstock Blvd sees up to 9,176 vehicles daily between SE 85th and SE 90th Ave, ensuring strong exposure along this 0.10-mile stretch. The CM2 zoning permits a wide array of uses including automotive-related uses. The property is ideally suited for owner/users seeking affordable space with long-term upside. Nearby highlights include Bella’s Italian Bakery, Carnelian Coffee, Ding Tea PDX, Flipside Bar and Carts, Mt. Scott Pub, Lents Park and Zoighaus Brewing Company. The property formerly housed Standard TV & Appliance’s original warehouse, and offers convenient regional access for light manufacturing, trades, or service-based businesses.
Key Highlights
- Affordable Price: Offered at $400,000 ($77.00 psf).
- CM2 Zoning: Permits a wide array of uses including automotive‑related uses.
- Excellent Location: Minutes from I‑205 and SE 82 (Hwy‑213).
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
$33,265
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
8.32%
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%
$665,300
$665.3K
Cap Rate 7%
$475,214
$475.2K
Cap Rate 9%
$369,611
$369.6K
Market Conditions
NOI Build-Up for 5,300 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
$50.9K $9.60/SF
− Vacancy
−$3.4K −$0.63/SF
EGI
$47.5K $8.97/SF
− OpEx
−$14.3K −$2.69/SF
NOI
$33.3K $6.28/SF
Area
Portland, 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%
$665,300
Cap Rate 7%
$475,214
Cap Rate 9%
$369,611
Alternative Uses
Best Use
Office B
$980.1K
$857.6K – $1.14M
NOI $68,607 @ 7.0% cap · market cap 17.15%
Second Best
Warehouse
$577.1K
$504.9K – $673.2K
NOI $40,394 @ 7.0% cap · market cap 10.10%
Theoretical Best
Office A
$1.49M
$1.30M – $1.74M
NOI $104,186 @ 7.0% cap · market cap 26.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
942
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97266, OR
36,095
Population
13,863
Households
2.6
Avg Household Size
37
Median Age
29%
College-Educated
85%
High-School Grad
6.1 sq mi
ZIP Area
5,917
Density / Sq Mi
$71,791
Median Household Income
$39,856
Median Earnings
$1,532
Median Rent
$420,800
Median Home Value
Market
Vacancy Rate% for Office in Portland, OR
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Public Storage — 7402 SE 92nd Ave, Portland, OR 97266
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- Brian Self Storage Units — 5002 SE 70th Ave, Portland, OR 97206
Frequently Asked Questions
What type of property is this?
Warehouse - 5,300 SF warehouse on 6,700 SF lot, available now.
Where is this warehouse located?
The property is located at 8409 SE Woodstock Blvd Portland, OR.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Affordable Price: Offered at $400,000 ($77.00 psf).; CM2 Zoning: Permits a wide array of uses including automotive‑related uses.; Excellent Location: Minutes from I‑205 and SE 82 (Hwy‑213).
