Two-Story Office
For Sale
$1,700,000
11104 SE Stark St, Portland, OR 97216
Flexible CM1-zoned facility with substantial parking, multiple access points, and a layout suited to single- or multi-tenant occupancy.
Property Size6,428 SF
Price / SF$264.47
Days on Market64
Property Features for 11104 SE Stark St
General Information
Standard status
Active
Size
6,428 SF
Property subtype
Office
Zoning
CM1 (Commercial Mixed Use 1, City of Portland)
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
skylights
monument sign
Building Details
Building Size
6,428 SF
Year Built
1968
Year Renovated
2024
Buildings
1
Stories
2
Tenancy
Single
Owner Occupied
Yes
Abandoned
No
Listing Agency:
Macadam Forbes
Listed By:
Joe Kappler · License #OR #200605069
(503) 972-7294
Source:
Macadamforbes
Added: Jul 4
Changed: Sep 4
Last Checked: Sep 4 at 3:38AM
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 6,428-square-foot office property occupies just over one acre and was constructed in 1968. The two-story layout currently supports a licensed addictions and mental health outpatient facility, with a configuration that can accommodate one occupant or be divided into four main-floor suites. The lower level adds a private office, restrooms, a generous break area, and storage. Main-floor skylights bring natural light into the interior, while the building’s HVAC systems were replaced in 2024 and 2026 and the roof was replaced in 2024.
The site includes two ingress and egress points, parking, and a monument sign on SE Stark Street. Access to I-84 and I-205 is nearby. The property is zoned CM1, or Commercial Mixed Use 1, by the City of Portland.
The site includes two ingress and egress points, parking, and a monument sign on SE Stark Street. Access to I-84 and I-205 is nearby. The property is zoned CM1, or Commercial Mixed Use 1, by the City of Portland.
Key Highlights
- 6,428 SF office building on just over one acre
- Two‑story layout with four potential main‑floor tenant suites
- Licensed addictions and mental health outpatient facility
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
$93,674
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
5.51%
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%
$1,873,480
$1.9M
Cap Rate 7%
$1,338,200
$1.3M
Cap Rate 9%
$1,040,822
$1.0M
Market Conditions
NOI Build-Up for 6,428 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
$169.7K $26.40/SF
− Vacancy
−$13.6K −$2.11/SF
EGI
$156.1K $24.29/SF
− OpEx
−$62.4K −$9.72/SF
NOI
$93.7K $14.57/SF
Area
Portland, OR
Vacancy
8.00%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
40.00%
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%
$1,873,480
Cap Rate 7%
$1,338,200
Cap Rate 9%
$1,040,822
Alternative Uses
Best Use
Healthcare Medical
$1.34M
$1.17M – $1.56M
NOI $93,674 @ 7.0% cap · market cap 5.51%
Second Best
Office B
$1.19M
$1.04M – $1.39M
NOI $83,209 @ 7.0% cap · market cap 4.89%
Theoretical Best
Office A
$1.81M
$1.58M – $2.11M
NOI $126,360 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,541
Businesses Nearby
Explore this area
Business Placement
Demographics for 97216, OR
17,488
Population
7,235
Households
2.4
Avg Household Size
39
Median Age
33%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
6,995
Density / Sq Mi
$71,951
Median Household Income
$42,537
Median Earnings
$1,390
Median Rent
$439,000
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?
Office building - Flexible CM1-zoned facility with substantial parking, multiple access points, and a layout suited to single- or multi-tenant occupancy.
Where is this office building located?
The property is located at 11104 SE Stark St Portland, OR.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 6,428 SF office building on just over one acre; Two‑story layout with four potential main‑floor tenant suites; Licensed addictions and mental health outpatient facility
