Conventional Restaurant with Kitchen
For Sale
$189,000
12000 SE 82ND Ave, Happy Valley, OR 97086
CommercialSale, HappyValley, OR
Property Size1,400 SF
Price / SF$135
Days on Market131
Property Features for 12000 SE 82ND Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CR
Directions
ODDIE ST SE
Subdivision
_145
Standard status
Active
APN
Not Found
Size
1,400 SF
Taxes and HOA fees
Tax Description
HAPPY VALLEY SUBDIVISION
Legal Description
HAPPY VALLEY SUBDIVISION
Listing Agency:
Oregon First
(503) 667-5686
Listed By:
Soo Paik
(503) 559-3327
Added: Apr 18
Changed: Aug 25
Last Checked: Aug 26 at 6:06AM
MLS# 199141286
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 1,400-square-foot conventional restaurant is configured as a donut shop within Clackamas Mall. The premises include a kitchen with a substantial hood system, along with access to seating in the mall’s food court. The bright storefront presentation is part of the existing operation.
The property is located at 12000 SE 82ND Ave in Happy Valley, Oregon, within Clackamas County. Zoning is CR. The mall setting and shared dining area provide a defined environment for the current restaurant use.
The property is located at 12000 SE 82ND Ave in Happy Valley, Oregon, within Clackamas County. Zoning is CR. The mall setting and shared dining area provide a defined environment for the current restaurant use.
Key Highlights
- 1,400‑square‑foot donut shop in Clackamas Mall
- Kitchen includes a large hood system
- Access to seating in the mall food court
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
$8,787
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
4.65%
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%
$175,740
$175.7K
Cap Rate 7%
$125,529
$125.5K
Cap Rate 9%
$97,633
$97.6K
Market Conditions
NOI Build-Up for 1,400 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
$13.4K $9.60/SF
− Vacancy
−$887 −$0.63/SF
EGI
$12.6K $8.97/SF
− OpEx
−$3.8K −$2.69/SF
NOI
$8.8K $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%
$175,740
Cap Rate 7%
$125,529
Cap Rate 9%
$97,633
Alternative Uses
Best Use
Specialty Retail
$249.8K
$218.5K – $291.4K
NOI $17,483 @ 7.0% cap · market cap 9.25%
Second Best
Industrial
$125.5K
$109.8K – $146.5K
NOI $8,787 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$377.9K
$330.7K – $440.9K
NOI $26,453 @ 7.0% cap · market cap 14.00%
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
2,084
Businesses Nearby
981k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 39%
Superstores 36%
Dining 12%
Shops & Services 6%
Costco Wholesale
Superstores
194,553 visits/mo
0.5 miles
Target
Superstores
155,475 visits/mo
0.3 miles
JCPenney
Apparel
91,700 visits/mo
0.2 miles
Macy's
Apparel
80,460 visits/mo
0.1 miles
DICK'S Sporting Goods
Apparel
66,618 visits/mo
0.1 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Food-court seating and a commercial kitchen hood support the existing restaurant setup.
Where is this conventional restaurant located?
The property is located at 12000 SE 82ND Ave Happy Valley, OR.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: 1,400‑square‑foot donut shop in Clackamas Mall; Kitchen includes a large hood system; Access to seating in the mall food court
