Food Processing Building For
For Sale
Contact for pricing
10527 NE Sandy Blvd, Portland, OR 97220
Improved food processing building with freezer, cooler, hoods, parking.
Property Size9,876 SF
Price / SF$222.76
Days on Market613
Property Features for 10527 NE Sandy Blvd
General Information
Standard status
Active
Size
9,876 SF
Total Parking Spaces
10
Property subtype
Industrial
Zoning
CE
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1994
Listing Agency:
Macadam Forbes
(503) 227-2500
Listed By:
Rhys Konrad · License #OR 201205396
Source:
Crexi
Added: Dec 16, 2024
Changed: Aug 16
Last Checked: Aug 20 at 7:01PM
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 Macadam Forbes
Investment Insights
Based on property information with market context.
This is a fully improved food processing building, equipped with a freezer, cooler, and hoods. The property provides approximately 10 parking spaces, along with both grade and dock loading capabilities. This property is suitable for a food-related company, allowing for operations to commence with minimal additional investment. The building has a size of 9876 square feet. The location offers convenient access to the I-205 freeway, facilitating connectivity to various destinations within the Portland metropolitan area.
Key Highlights
- Fully improved food processing building ready for immediate operation
- Includes freezer, cooler, and hoods
- Easy access to I‑205 freeway
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
$75,269
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
3.42%
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%
$1,505,380
$1.5M
Cap Rate 7%
$1,075,271
$1.1M
Cap Rate 9%
$836,322
$836.3K
Market Conditions
NOI Build-Up for 9,876 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
$94.8K $9.60/SF
− Vacancy
−$6.3K −$0.63/SF
EGI
$88.6K $8.97/SF
− OpEx
−$13.3K −$1.34/SF
NOI
$75.3K $7.62/SF
Area
Portland, OR
Vacancy
6.60%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$1,505,380
Cap Rate 7%
$1,075,271
Cap Rate 9%
$836,322
Alternative Uses
Best Use
Warehouse
$1.08M
$940.9K – $1.25M
NOI $75,269 @ 7.0% cap · market cap 3.42%
Second Best
Industrial
$885.5K
$774.8K – $1.03M
NOI $61,987 @ 7.0% cap · market cap 2.82%
Theoretical Best
Office A
$2.77M
$2.43M – $3.24M
NOI $194,140 @ 7.0% cap · market cap 8.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Explore this area
Business Placement
Demographics for 97220, OR
29,357
Population
12,177
Households
2.4
Avg Household Size
39
Median Age
35%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
3,914
Density / Sq Mi
$68,976
Median Household Income
$41,696
Median Earnings
$1,412
Median Rent
$427,700
Median Home Value
Market
Vacancy Rate% for Industrial in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Improved food processing building with freezer, cooler, hoods, parking.
Where is this manufacturing property located?
The property is located at 10527 NE Sandy Blvd Portland, OR.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Fully improved food processing building ready for immediate operation; Includes freezer, cooler, and hoods; Easy access to I‑205 freeway
