Mall Donut Shop with Kitchen
New
For Sale
$189,000
12000 SE 82ND #C207, Happy Valley, OR 97086
Food court placement includes access to public seating and a commercial kitchen hood.
Property Size1,400 SF
Price / SF$135
Days on Market4
Property Features for 12000 SE 82ND #C207
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Commercial Hood
Yes
Amenities
On Site
Listing Agency:
OREGON FIRST
(503) 667-5686
Listed By:
SOO PAIK
Source:
Corcoran
Added: Aug 8
Changed: Aug 10
Last Checked: Aug 10 at 8:32AM
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 OREGON FIRST
Investment Insights
Based on property information with market context.
This conventional restaurant is a donut shop positioned within Clackamas Mall. The premises include a commercial kitchen equipped with a large hood and access to public food court seating.
The business is located at 12000 SE 82ND #C207 in Happy Valley, Oregon. The property information identifies the space size as 1,400, with the shop configured for restaurant operations.
The business is located at 12000 SE 82ND #C207 in Happy Valley, Oregon. The property information identifies the space size as 1,400, with the shop configured for restaurant operations.
Key Highlights
- Donut shop located inside Clackamas Mall
- Commercial kitchen includes a large hood
- Access to public food court seating
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
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
1,491
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Food court placement includes access to public seating and a commercial kitchen hood.
Where is this conventional restaurant located?
The property is located at 12000 SE 82ND #C207 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: Donut shop located inside Clackamas Mall; Commercial kitchen includes a large hood; Access to public food court seating
