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    Historic Mixed-Use Building with Skylights Title is generated by Realmo AI

    126 SW 2nd Ave, Portland, OR 97204

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    Renovated downtown mixed-use building with natural light, a ground-floor food hall, and flexible CX- Central Commercial zoning.

    Type:Office
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 2:26 am

    Property Features for 126 SW 2nd Ave

    General Information

    Standard status
    Active
    Property subtype
    Office

    Building Details

    Year Built
    1886

    We can help!

    Listing Contact
    Duane Link

    Listing agent Duane Link

    Listing office Norris & Stevens, Inc. - Corporate

    Listing date Jun 2, 2026

    Source Tcnworldwide

    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 Norris & Stevens, Inc. - Corporate

    HighLights

    • 1886‑built, 3‑story downtown Portland mixed‑use building with exposed beams and original brick interiors
    • 2016 extensive renovation plus full seismic retrofit
    • Interior skylights and an interior staircase connecting the floors
    • CX - Central Commercial zoning (FAR 15:1) supports a wide range of uses
    • Popular ground‑floor food hall
    • 2‑minute walk to Tom McCall Waterfront Park

    Overview

    This historic, three-story mixed-use building combines original character with modern upgrades. Interior exposed beams and original brick help define the space, while interior skylights bring in abundant natural light. An interior staircase connects the floors, supporting day-to-day circulation throughout the building. The property underwent extensive renovation in 2016, including a full seismic retrofit, designed to improve long-term durability and performance.

    Located in central downtown Portland, the building benefits from an address positioned near major activity and amenities. The property is supported by CX – Central Commercial zoning, allowing a wide range of uses, and the stated FAR is 15:1. A popular ground floor food hall provides an active, hospitality-oriented component within the overall mixed-use configuration. For added convenience, it is a two-minute walk to Tom McCall Waterfront Park.

    With its historic design, strong natural-light profile, and flexible CX- zoning, this property is well-suited for operators looking for a centrally positioned mixed-use platform. The ground-floor food hall concept also aligns with tenants and investors seeking to anchor the building with food and beverage activity while supporting complementary uses within the upper levels.
    Location Intelligence

    Current Use by Public Records

    Pine Street Market Restaurant Little Thai Peacock Restaurant Teote Outpost Restaurant La Carreta Pura ... Restaurant Pine Street Taproom Bar & Pub

    Suggested Use

    Real Estate Agency Dental Office Spa & Massage Center Restaurant Hair Salon Nail Salon Building Supply Pharmacy Daycare Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Portland
    County
    Washington
    State
    Oregon
    Longitude
    -122.6722315
    Latitude
    45.5216396

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    FAQs

    What type of property is this?
    Mixed-use property - Renovated downtown mixed-use building with natural light, a ground-floor food hall, and flexible CX- Central Commercial zoning.
    Where is this mixed-use property located?
    The property is located at 126 SW 2nd Ave Portland, OR.
    What are key features of this property?
    This property features: 1886‑built, 3‑story downtown Portland mixed‑use building with exposed beams and original brick interiors; 2016 extensive renovation plus full seismic retrofit; Interior skylights and an interior staircase connecting the floors
    (503) 225-8465
    We can help!
    Listing Contact
    Duane Link
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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