Office Building with
New
For Sale
$1,000,000
12290 SW Main St, Portland, OR 97223
Updated finishes support flexible office and professional-service occupancy, with retail use potential subject to permitted-use verification.
Property Size3,000 SF
Price / SF$333.33
Days on Market6
Property Features for 12290 SW Main St
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
14
Amenities
street visibility
monument and building signage
updated interior finishes
Building Details
Year Built
1976
Buildings
1
Listing Agency:
Liberty First Realty, LLC
(503) 278-5334
Listed By:
James White
Source:
Foxrealestategroups
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 29 at 11:53AM
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 Liberty First Realty, LLC
Investment Insights
Based on property information with market context.
Located at 12290 SW Main St in Portland, Oregon, this 3,000-SF office building was constructed in 1976 and offers adaptable commercial space. Updated interior finishes support office, professional-service, and retail-oriented uses, subject to verification of permitted use.
The property benefits from Main Street exposure and includes monument signage along with building signage for business identification. A transferable TriMet parking lease provides up to 14 parking spaces. The layout may suit an owner-user seeking a branded workplace, with potential to lease a smaller portion for supplemental income.
The property benefits from Main Street exposure and includes monument signage along with building signage for business identification. A transferable TriMet parking lease provides up to 14 parking spaces. The layout may suit an owner-user seeking a branded workplace, with potential to lease a smaller portion for supplemental income.
Key Highlights
- 3,000‑SF office building constructed in 1976
- Updated interior finishes for adaptable commercial occupancy
- Main Street exposure with monument and building signage
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
$38,834
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
3.88%
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%
$776,680
$776.7K
Cap Rate 7%
$554,771
$554.8K
Cap Rate 9%
$431,489
$431.5K
Market Conditions
NOI Build-Up for 3,000 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
$68.4K $22.80/SF
− Vacancy
−$16.6K −$5.54/SF
EGI
$51.8K $17.26/SF
− OpEx
−$12.9K −$4.31/SF
NOI
$38.8K $12.94/SF
Area
ZIP 97223
Vacancy
24.30%
Lease Rate
$22.80 /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%
$776,680
Cap Rate 7%
$554,771
Cap Rate 9%
$431,489
Alternative Uses
Best Use
Office B
$554.8K
$485.4K – $647.2K
NOI $38,834 @ 7.0% cap · market cap 3.88%
Second Best
Retail
$499.5K
$437.1K – $582.8K
NOI $34,965 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$842.5K
$737.2K – $982.9K
NOI $58,973 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
857
Businesses Nearby
Explore this area
Business Placement
Demographics for 97223, OR
49,967
Population
21,428
Households
2.3
Avg Household Size
39
Median Age
50%
College-Educated
95%
High-School Grad
11.1 sq mi
ZIP Area
4,502
Density / Sq Mi
$108,040
Median Household Income
$57,411
Median Earnings
$1,726
Median Rent
$577,600
Median Home Value
Market
Vacancy Rate% for Office in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Updated finishes support flexible office and professional-service occupancy, with retail use potential subject to permitted-use verification.
Where is this office building located?
The property is located at 12290 SW Main St Portland, OR.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 3,000‑SF office building constructed in 1976; Updated interior finishes for adaptable commercial occupancy; Main Street exposure with monument and building signage
