Brewery Production and Tasting
For Sale
Contact for pricing
61 SE Yamhill St, Portland, OR 97214
Industrial facility includes a tasting room and bar, production and storage space, and key power, cooler, and dock features.
Property Size10,000 SF
Lot Size0.23 Acres
Price / SF$300
Days on Market556
Property Features for 61 SE Yamhill St
General Information
Standard status
Active
Size
10,000 SF
Total Parking Spaces
12
Lot size
0.23 Acres
Property subtype
RETAIL
Warehouse & Industrial
Clear Height
18 ft
Heavy Power
Yes
Amenities
small office
floor drain
12' x 12' cooler
Listing Agency:
Cascade Commercial Real Estate LLC
(503) 705-6380
Listed By:
Todd Deneffe
Source:
Moodyscre
Added: Mar 11, 2025
Changed: Sep 3
Last Checked: Sep 16 at 7:49PM
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 Cascade Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
Located at 61 SE Yamhill St, this brewery and industrial facility sits on a 10,000 sf parcel with 12 adjacent parking spaces. The property features a 3,000 sf tasting room and bar and a 7,000 sf production and storage facility supported by two garage doors and 18’ ceilings.
On the production side, the building includes 500 amps of 3-phase power that is described as well distributed, a floor drain, and a 12’ x 12’ cooler. A small office is also included, supporting day-to-day operations.
The roof was installed new in 2023, and the site’s configuration is suited to a combined front-of-house tasting experience with on-site brewing production and storage.
On the production side, the building includes 500 amps of 3-phase power that is described as well distributed, a floor drain, and a 12’ x 12’ cooler. A small office is also included, supporting day-to-day operations.
The roof was installed new in 2023, and the site’s configuration is suited to a combined front-of-house tasting experience with on-site brewing production and storage.
Key Highlights
- 3,000 SF tasting room and bar plus 7,000 SF production and storage facility
- 10,000 SF parcel with 12 adjacent parking spaces
- 18’ ceilings with 2 garage doors and a small office
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
$134,640
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
4.49%
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%
$2,692,800
$2.7M
Cap Rate 7%
$1,923,429
$1.9M
Cap Rate 9%
$1,496,000
$1.5M
Market Conditions
NOI Build-Up for 10,000 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
$192.0K $19.20/SF
− Vacancy
−$12.5K −$1.25/SF
EGI
$179.5K $17.95/SF
− OpEx
−$44.9K −$4.49/SF
NOI
$134.6K $13.46/SF
Area
Portland, OR
Vacancy
6.50%
Lease Rate
$19.20 /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%
$2,692,800
Cap Rate 7%
$1,923,429
Cap Rate 9%
$1,496,000
Alternative Uses
Best Use
Specialty Retail
$1.92M
$1.68M – $2.24M
NOI $134,640 @ 7.0% cap · market cap 4.49%
Second Best
Warehouse
$1.09M
$952.7K – $1.27M
NOI $76,214 @ 7.0% cap · market cap 2.54%
Theoretical Best
Office A
$2.81M
$2.46M – $3.28M
NOI $196,577 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
18 ft
Clear height
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
6,737
Businesses Nearby
Explore this area
Business Placement
Demographics for 97214, OR
28,403
Population
15,948
Households
1.8
Avg Household Size
36
Median Age
67%
College-Educated
98%
High-School Grad
2.9 sq mi
ZIP Area
9,794
Density / Sq Mi
$86,879
Median Household Income
$55,643
Median Earnings
$1,628
Median Rent
$733,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Portland, OR
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Frequently Asked Questions
What type of property is this?
Brewery - Industrial facility includes a tasting room and bar, production and storage space, and key power, cooler, and dock features.
Where is this brewery located?
The property is located at 61 SE Yamhill St Portland, OR.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 3,000 SF tasting room and bar plus 7,000 SF production and storage facility; 10,000 SF parcel with 12 adjacent parking spaces; 18’ ceilings with 2 garage doors and a small office
