Mixed-Use Property Development
For Sale
$1,750,000
18400 SE Division Street, Gresham, OR 97030
Three commercial buildings, a residential house, and an empty parking lot on three tax lots totaling 1.38 acres.
Property Size5,000 SF
Lot Size1.38 Acres
Price / SF$350
Days on Market225
Property Features for 18400 SE Division Street
General Information
Standard status
Active
Size
5,000 SF
Lot size
1.38 Acres
Property subtype
Commercial
Building Details
Year Built
1960
Listing Agency:
Oregon First
Listed By:
Jessica Tang
(877) 319-7625
Source:
Century21northhomes
Added: Jan 23
Changed: Sep 4
Last Checked: Sep 4 at 10:40AM
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 Oregon First
Investment Insights
Based on property information with market context.
This for-sale mixed-use bundle includes three tax lots: R338556, R338605, and R338543, totaling 1.38 acres. The property currently features three commercial buildings, one mix-used residential house, and an empty parking lot. The seller notes potential developmental possibilities and considers alternative configurations such as strip mall use or multi-residential units, subject to applicable approvals.
The offering is located at 18400 SE Division Street in Gresham, Oregon 97030. The purchase is presented as an investor opportunity, and any offers are requested to be contingent on interior inspections.
Overall, the site provides multiple existing structures plus additional cleared area, offering flexibility for buyers evaluating redevelopment or reconfiguration of the current improvements.
The offering is located at 18400 SE Division Street in Gresham, Oregon 97030. The purchase is presented as an investor opportunity, and any offers are requested to be contingent on interior inspections.
Overall, the site provides multiple existing structures plus additional cleared area, offering flexibility for buyers evaluating redevelopment or reconfiguration of the current improvements.
Key Highlights
- Bundled commercial/residential property on three tax lots: R338556, R338605, and R338543
- Total land area of 1.38 acres
- Year built: 1960
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
$55,346
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
3.16%
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%
$1,106,920
$1.1M
Cap Rate 7%
$790,657
$790.7K
Cap Rate 9%
$614,956
$615.0K
Market Conditions
NOI Build-Up for 5,000 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
$85.2K $17.04/SF
− Vacancy
−$6.1K −$1.23/SF
EGI
$79.1K $15.81/SF
− OpEx
−$23.7K −$4.74/SF
NOI
$55.3K $11.07/SF
Area
Gresham, OR
Vacancy
7.20%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
30.00%
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%
$1,106,920
Cap Rate 7%
$790,657
Cap Rate 9%
$614,956
Alternative Uses
Best Use
Retail
$790.7K
$691.8K – $922.4K
NOI $55,346 @ 7.0% cap · market cap 3.16%
Second Best
Mixed Use
$788.6K
$690.0K – $920.0K
NOI $55,200 @ 7.0% cap · market cap 3.15%
Theoretical Best
Office A
$1.14M
$999.8K – $1.33M
NOI $79,980 @ 7.0% cap · market cap 4.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,760
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Valvoline Instant Oil Change
Shops & Services
1,804 visits/mo
0.4 miles
Demographics for 97030, OR
39,492
Population
16,500
Households
2.4
Avg Household Size
37
Median Age
21%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
5,266
Density / Sq Mi
$61,793
Median Household Income
$40,352
Median Earnings
$1,604
Median Rent
$418,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three commercial buildings, a residential house, and an empty parking lot on three tax lots totaling 1.38 acres.
Where is this mixed-use property located?
The property is located at 18400 SE Division Street Gresham, OR.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Bundled commercial/residential property on three tax lots: R338556, R338605, and R338543; Total land area of 1.38 acres; Year built: 1960
