Multi-Tenant Shopping
For Sale
$1,599,950
13511 SE Division St, Portland, OR 97236
CM1-zoned commercial property with four separate rentable spaces and a mix of established retail uses.
Property Size7,868 SF
Lot Size0.41 Acres
Price / SF$203.35
Days on Market15
Property Features for 13511 SE Division St
General Information
Standard status
Active
Size
7,868 SF
Lot size
0.41 Acres
Zoning
CM1
Additional Details
Corner Location
Yes
Amenities
garage
storage container
patio area
Building Details
Year Built
1972
Buildings
1
Tenancy
Multi
Listing Agency:
John L. Scott Sandy
(503) 658-2600
Listed By:
Jessie Jones
Source:
Evokepropertypartners
Added: Aug 15
Changed: Aug 29
Last Checked: Aug 25 at 4:31AM
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 John L. Scott Sandy
Investment Insights
Based on property information with market context.
Built in 1972, this 7,868-square-foot commercial building occupies a .41-acre lot at the intersection of 135th and Division. The property is configured with four separate rentable spaces, along with a garage, storage container, and patio area. Interior and exterior paint have been updated, and additional retail areas were added to the original structure in 2001 and 2015.
Current occupancy includes a grocery market, furniture store, and video deli. The property is located at 13511 SE Division St in Portland, Oregon, and carries CM1 zoning. Existing tenant occupancy and the multi-space layout provide a defined commercial configuration for retail-oriented operations.
Current occupancy includes a grocery market, furniture store, and video deli. The property is located at 13511 SE Division St in Portland, Oregon, and carries CM1 zoning. Existing tenant occupancy and the multi-space layout provide a defined commercial configuration for retail-oriented operations.
Key Highlights
- 7,868‑square‑foot commercial building on a .41‑acre lot
- CM1 zoning at the intersection of 135th & Division
- Four separate rentable spaces within the building
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
$105,935
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
6.62%
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%
$2,118,700
$2.1M
Cap Rate 7%
$1,513,357
$1.5M
Cap Rate 9%
$1,177,056
$1.2M
Market Conditions
NOI Build-Up for 7,868 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
$151.1K $19.20/SF
− Vacancy
−$9.8K −$1.25/SF
EGI
$141.2K $17.95/SF
− OpEx
−$35.3K −$4.49/SF
NOI
$105.9K $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%
$2,118,700
Cap Rate 7%
$1,513,357
Cap Rate 9%
$1,177,056
Alternative Uses
Best Use
Specialty Retail
$1.51M
$1.32M – $1.77M
NOI $105,935 @ 7.0% cap · market cap 6.62%
Second Best
Retail
$1.31M
$1.15M – $1.53M
NOI $91,702 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$2.21M
$1.93M – $2.58M
NOI $154,667 @ 7.0% cap · market cap 9.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
543
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97236, OR
40,193
Population
13,736
Households
2.9
Avg Household Size
36
Median Age
21%
College-Educated
81%
High-School Grad
7.7 sq mi
ZIP Area
5,220
Density / Sq Mi
$68,582
Median Household Income
$38,131
Median Earnings
$1,436
Median Rent
$414,400
Median Home Value
Market
Vacancy Rate% for Retail in Portland, OR
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Coinstar Kiosk - Bitcoin ATM — 3527 SE 122nd Ave Safeway, Portland, OR 97236
- Powell Villa — 3522 SE 122nd Ave, Portland, OR 97236
- Division Center — 2532 SE 122nd Ave, Portland, OR 97236
- Coinstar Kiosk | Bitcoin ATM — Kroger - Fred Meyer Inc, 14700 SE Division St, Portland, OR 97236
- Plaza 122 — 1427-1515 SE 122nd Ave, Portland, OR 97233
Frequently Asked Questions
What type of property is this?
Shopping center - CM1-zoned commercial property with four separate rentable spaces and a mix of established retail uses.
Where is this shopping center located?
The property is located at 13511 SE Division St Portland, OR.
What is the asking price?
The asking price for this property is $1,599,950.
What are key features of this property?
This property features: 7,868‑square‑foot commercial building on a .41‑acre lot; CM1 zoning at the intersection of 135th & Division; Four separate rentable spaces within the building
