Luxury Estate with Executive
For Sale
$3,490,000
Pending
1500 SE WAVERLY, Portland, OR 97222
Live, work, and entertain in luxury overlooking Waverley Country Club.
Property Size16,496 SF
Lot Size1.96 Acres
Days on Market234
Property Features for 1500 SE WAVERLY
General Information
Standard status
Pending
Size
16,496 SF
Lot size
1.96 Acres
Property subtype
Commercial
Building Details
Year Built
1953
Listing Agency:
LUXE FORBES GLOBAL PROPERTIES
(503) 389-2112
Listed By:
TERRY SPRAGUE · License #200509281
Source:
Corcoran
Added: Dec 23, 2025
Changed: Jul 10
Last Checked: Jul 23 at 8:34AM
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 LUXE FORBES GLOBAL PROPERTIES
Investment Insights
Based on property information with market context.
Overlooking the 2nd tee box and 6th green of Waverley Country Club’s historic course, Quisisana Estate offers the opportunity to live, work, and entertain. This French-inspired residence blends architectural heritage with modern sophistication, providing views, a suite of private executive offices, living spaces, and a collector’s garage. Originally designed by architect Richard Sundeleaf and reimagined by a Disney artist, the estate is suited to contemporary life. The property is located in one of Portland’s neighborhoods. The property size is 16496 square feet. It can be used as a live-work space, office property, office building, or commercial real estate.
Key Highlights
- Overlooking Waverley Country Club's 2nd tee box and 6th green.
- French‑inspired architecture with modern updates.
- Private executive offices for working from home.
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
$222,696
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
6.38%
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%
$4,453,920
$4.5M
Cap Rate 7%
$3,181,371
$3.2M
Cap Rate 9%
$2,474,400
$2.5M
Market Conditions
NOI Build-Up for 16,496 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
$395.9K $24.00/SF
− Vacancy
−$39.6K −$2.40/SF
EGI
$356.3K $21.60/SF
− OpEx
−$133.6K −$8.10/SF
NOI
$222.7K $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%
$4,453,920
Cap Rate 7%
$3,181,371
Cap Rate 9%
$2,474,400
Alternative Uses
Best Use
Mixed Use
$3.18M
$2.78M – $3.71M
NOI $222,696 @ 7.0% cap · market cap 6.38%
Second Best
Office B
$3.05M
$2.67M – $3.56M
NOI $213,536 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$4.63M
$4.05M – $5.40M
NOI $324,274 @ 7.0% cap · market cap 9.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
397
Businesses Nearby
Explore this area
Business Placement
Demographics for 97222, OR
36,316
Population
16,910
Households
2.1
Avg Household Size
41
Median Age
38%
College-Educated
95%
High-School Grad
8.6 sq mi
ZIP Area
4,223
Density / Sq Mi
$77,441
Median Household Income
$48,298
Median Earnings
$1,592
Median Rent
$465,100
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?
Live-work space - Live, work, and entertain in luxury overlooking Waverley Country Club.
Where is this live-work space located?
The property is located at 1500 SE WAVERLY Portland, OR.
What is the asking price?
The asking price for this property is $3,490,000.
What are key features of this property?
This property features: Overlooking Waverley Country Club's 2nd tee box and 6th green.; French‑inspired architecture with modern updates.; Private executive offices for working from home.
