Versatile Belmont Street Corner
For Sale
$849,900
Pending
1305 SE BELMONT, Portland, OR 97214
CM2-zoned property suitable for commercial and residential uses.
Property Size3,316 SF
Lot Size0.08 Acres
Days on Market250
Property Features for 1305 SE BELMONT
General Information
Standard status
Pending
Size
3,316 SF
Lot size
0.08 Acres
Property subtype
Commercial
Building Details
Year Built
1888
Listing Agency:
EXP REALTY, LLC
(888) 814-9613
Listed By:
STEPHEN FITZMAURICE · License #200308110
Source:
Corcoran
Added: Dec 5, 2025
Changed: Jul 10
Last Checked: Jul 23 at 7:01AM
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 EXP REALTY, LLC
Investment Insights
Based on property information with market context.
Positioned on a high-visibility corner along Belmont Street, this tastefully updated CM2-zoned property offers exceptional versatility for both commercial and residential uses. The property's prime corner exposure provides excellent visibility for businesses, while the thoughtful updates throughout make it equally appealing as a unique live/work opportunity. The large garage is a standout feature, ideal for a workshop, creative studio, or storing and working on vehicles, yet also practical for residential needs such as hobby space or secure parking. With modern finishes, flexible layout options, and zoning that supports a wide range of uses, this Belmont Street property is perfectly suited for owners or investors seeking a blend of convenience, functionality, and strong street presence. The property size is 3316 square feet.
Key Highlights
- High‑visibility corner location on Belmont Street
- CM2 zoning allows for versatile commercial and residential uses
- Tastefully updated with modern finishes
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
$44,766
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
5.27%
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%
$895,320
$895.3K
Cap Rate 7%
$639,514
$639.5K
Cap Rate 9%
$497,400
$497.4K
Market Conditions
NOI Build-Up for 3,316 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
$79.6K $24.00/SF
− Vacancy
−$8.0K −$2.40/SF
EGI
$71.6K $21.60/SF
− OpEx
−$26.9K −$8.10/SF
NOI
$44.8K $13.50/SF
Area
Portland, OR
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$895,320
Cap Rate 7%
$639,514
Cap Rate 9%
$497,400
Alternative Uses
Best Use
Mixed Use
$639.5K
$559.6K – $746.1K
NOI $44,766 @ 7.0% cap · market cap 5.27%
Second Best
Office B
$613.2K
$536.6K – $715.4K
NOI $42,925 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$931.2K
$814.8K – $1.09M
NOI $65,185 @ 7.0% cap · market cap 7.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,036
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
Market
Vacancy Rate% for Office in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - CM2-zoned property suitable for commercial and residential uses.
Where is this mixed-use property located?
The property is located at 1305 SE BELMONT Portland, OR.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: High‑visibility corner location on Belmont Street; CM2 zoning allows for versatile commercial and residential uses; Tastefully updated with modern finishes
