Renovated Old Town Chinatown Retail
For Sale
$6,400,000
140 NW 4th Ave, Portland, OR 97209
Renovated retail building with in-place income and a second floor leased to a national credit tenant.
Property Size33,692 SF
Days on Market58
Property Features for 140 NW 4th Ave
General Information
Standard status
Active
Size
33,692 SF
Property subtype
Retail
Building Details
Building Size
33,692 SF
Listing Agency:
Capacity Commercial Group
(503) 222-2655
Listed By:
Nicholas Diamond · License #OR #200403266
Source:
Capacitycommercial
Added: Jun 25
Changed: Aug 21
Last Checked: Aug 21 at 4:49AM
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 for-sale retail building presents an owner-user opportunity with in-place income. The property has had extensive renovations, including a new roof. The second floor is entirely leased to a national credit tenant, creating a stabilized leased component within the building.
Located at 140 NW 4th Ave in Portland, the asset is positioned in Old Town Chinatown, described in the seller’s remarks as a long-running creative and vibrant community and cultural hub for the city’s Asian American community, with a particular focus on Chinese heritage.
For buyers evaluating a mixed-use or retail-focused strategy, this configuration offers a practical path to combine occupied income with potential in-building flexibility, depending on the intended use for the remaining space. The existing second-floor lease to a national credit tenant may be appealing to tenants, operators, and investors looking for a property that is already improved and partially income-producing.
Located at 140 NW 4th Ave in Portland, the asset is positioned in Old Town Chinatown, described in the seller’s remarks as a long-running creative and vibrant community and cultural hub for the city’s Asian American community, with a particular focus on Chinese heritage.
For buyers evaluating a mixed-use or retail-focused strategy, this configuration offers a practical path to combine occupied income with potential in-building flexibility, depending on the intended use for the remaining space. The existing second-floor lease to a national credit tenant may be appealing to tenants, operators, and investors looking for a property that is already improved and partially income-producing.
Key Highlights
- Renovated retail building with in‑place income
- Second floor is entirely leased to a national credit tenant
- Building includes a new roof and extensive renovations
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
$392,680
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
6.14%
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%
$7,853,600
$7.9M
Cap Rate 7%
$5,609,714
$5.6M
Cap Rate 9%
$4,363,111
$4.4M
Market Conditions
NOI Build-Up for 33,692 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
$606.5K $18.00/SF
− Vacancy
−$45.5K −$1.35/SF
EGI
$561.0K $16.65/SF
− OpEx
−$168.3K −$5.00/SF
NOI
$392.7K $11.66/SF
Area
Portland, OR
Vacancy
7.50%
Lease Rate
$18.00 /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%
$7,853,600
Cap Rate 7%
$5,609,714
Cap Rate 9%
$4,363,111
Alternative Uses
Best Use
Retail
$5.61M
$4.91M – $6.54M
NOI $392,680 @ 7.0% cap · market cap 6.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.46M
$8.28M – $11.04M
NOI $662,308 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11,626
Businesses Nearby
Explore this area
Business Placement
Demographics for 97209, OR
22,755
Population
16,437
Households
1.4
Avg Household Size
38
Median Age
66%
College-Educated
96%
High-School Grad
1.0 sq mi
ZIP Area
22,755
Density / Sq Mi
$84,059
Median Household Income
$68,731
Median Earnings
$1,669
Median Rent
$573,700
Median Home Value
Market
Vacancy Rate% for Retail in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Renovated retail building with in-place income and a second floor leased to a national credit tenant.
Where is this retail space located?
The property is located at 140 NW 4th Ave Portland, OR.
What is the asking price?
The asking price for this property is $6,400,000.
What are key features of this property?
This property features: Renovated retail building with in‑place income; Second floor is entirely leased to a national credit tenant; Building includes a new roof and extensive renovations
