High-Profile Commercial Site in
For Sale
$2,000,000
4200 River Rd N, Keizer, OR 97303
0.80-acre commercial site with dual access and high traffic count.
Property Size8,840 SF
Lot Size0.80 Acres
Price / SF$226.24
Days on Market206
Property Features for 4200 River Rd N
General Information
Standard status
Active
Size
8,840 SF
Lot size
0.80 Acres
Property subtype
Retail
Building Details
Building Size
8,840 SF
Year Built
1947
Listing Agency:
Capacity Commercial Group
(503) 569-4449
Listed By:
Nick Williams, CCIM · License #201230204
(503) 569-4449
Source:
Corfac
Added: Jan 26
Changed: Aug 10
Last Checked: Aug 20 at 5:03AM
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 0.80-acre commercial site is located at the signalized intersection of River Road N and Manbrin Dr NE. The property features dual frontage and access from both streets, offering visibility. The site is zoned CMU (Commercial Mixed Use), making it versatile for retail, office, or redevelopment. It currently features an 8,840 SF restaurant building, JC’s Pizzaria, with on-site parking exceeding minimum code requirements. The corner lot benefits from traffic counts of 27,921 vehicles per day on River Road and is surrounded by commercial, residential, and institutional uses. The property is near Keizer Station and has visibility along the city's main arterial. The restaurant shall remain operational until Q3 2025. The transaction is for real estate only, and the business is not for sale.
Key Highlights
- High‑profile commercial site at a signalized intersection with unmatched visibility.
- Dual frontage with excellent access from two streets (River Road N and Cherry Avenue NE).
- CMU (Commercial Mixed Use) zoning allows for versatile retail, office, or redevelopment options.
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
$145,531
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
7.28%
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%
$2,910,620
$2.9M
Cap Rate 7%
$2,079,014
$2.1M
Cap Rate 9%
$1,617,011
$1.6M
Market Conditions
NOI Build-Up for 8,840 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
$285.4K $32.28/SF
− Vacancy
−$91.3K −$10.33/SF
EGI
$194.0K $21.95/SF
− OpEx
−$48.5K −$5.49/SF
NOI
$145.5K $16.46/SF
Area
Marion County, OR
Vacancy
32.00%
Lease Rate
$32.28 /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%
$2,910,620
Cap Rate 7%
$2,079,014
Cap Rate 9%
$1,617,011
Alternative Uses
Best Use
Specialty Retail
$2.08M
$1.82M – $2.43M
NOI $145,531 @ 7.0% cap · market cap 7.28%
Second Best
Retail
$1.52M
$1.33M – $1.78M
NOI $106,594 @ 7.0% cap · market cap 5.33%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
804
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97303, OR
41,441
Population
15,740
Households
2.6
Avg Household Size
38
Median Age
27%
College-Educated
90%
High-School Grad
24.9 sq mi
ZIP Area
1,664
Density / Sq Mi
$81,057
Median Household Income
$45,034
Median Earnings
$1,361
Median Rent
$396,700
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?
Restaurant - 0.80-acre commercial site with dual access and high traffic count.
Where is this restaurant located?
The property is located at 4200 River Rd N Keizer, OR.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: High‑profile commercial site at a signalized intersection with unmatched visibility.; Dual frontage with excellent access from two streets (River Road N and Cherry Avenue NE).; CMU (Commercial Mixed Use) zoning allows for versatile retail, office, or redevelopment options.
