Two-Tenant Retail
For Sale
$500,000
194 SE 4TH Ave, Estacada, OR 97023
CommercialSale, Estacada, OR
Property Size2,200 SF
Lot Size0.07 Acres
Price / SF$227.27
Days on Market19
Property Features for 194 SE 4TH Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
D
View
Territorial
Directions
On the corner of SE 4th St and SE main St in Estacada, OR
Subdivision
_145
Standard status
Active
APN
00948425
Size
2,200 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
148 ESTACADA PT BLK 3
Tax Annual Amount
3797
Legal Description
148 ESTACADA PT BLK 3
Amenities
grease trap
3-phase 240V power
Building Details
Year built
1969
Floors in Building
1
Building materials
Brick
Roof type
Membrane
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Bradley King · License #201235429
(503) 313-8262
Added: Aug 7
Changed: Aug 25
Last Checked: Aug 25 at 8:06PM
MLS# 263330498
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 194 SE 4th Ave in downtown Estacada, this two-suite retail property contains an estimated 2,200 square feet on a 3,000-square-foot lot. The building was renovated in 2018 and features brick construction, a membrane roof, new HVAC systems, and mini-split units added within the last 1-2 years. Three-phase 240V power serves the property, and four onsite parking spaces are provided.
One suite is configured as a frozen yogurt parlor with an installed grease trap, while the other is occupied by a beauty shop. The food-service suite is expected to become available as YoTreats plans to vacate, creating flexibility for continued food or beverage use or another retail configuration. The property is zoned Downtown Estacada (D).
One suite is configured as a frozen yogurt parlor with an installed grease trap, while the other is occupied by a beauty shop. The food-service suite is expected to become available as YoTreats plans to vacate, creating flexibility for continued food or beverage use or another retail configuration. The property is zoned Downtown Estacada (D).
Key Highlights
- Estimated 2,200 SF building on a 3,000 SF lot
- Two retail suites, including a frozen yogurt parlor and an occupied beauty shop
- Renovated in 2018 with a new roof and new HVAC systems
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
$30,598
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
6.12%
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%
$611,960
$612.0K
Cap Rate 7%
$437,114
$437.1K
Cap Rate 9%
$339,978
$340.0K
Market Conditions
NOI Build-Up for 2,200 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
$47.3K $21.48/SF
− Vacancy
−$3.5K −$1.61/SF
EGI
$43.7K $19.87/SF
− OpEx
−$13.1K −$5.96/SF
NOI
$30.6K $13.91/SF
Area
Clackamas County, OR
Vacancy
7.50%
Lease Rate
$21.48 /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%
$611,960
Cap Rate 7%
$437,114
Cap Rate 9%
$339,978
Alternative Uses
Best Use
Retail
$437.1K
$382.5K – $510.0K
NOI $30,598 @ 7.0% cap · market cap 6.12%
Second Best
Specialty Retail
$392.5K
$343.4K – $457.9K
NOI $27,473 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$593.8K
$519.6K – $692.8K
NOI $41,568 @ 7.0% cap · market cap 8.31%
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
351
Businesses Nearby
39k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Home Improvements & Furnishings 14%
Dining 10%
Dollar General
Shops & Services
10,545 visits/mo
0.1 miles
76
Shops & Services
5,853 visits/mo
0.0 miles
Estacada Ace Hardware
Home Improvements & Furnishings
5,481 visits/mo
0.1 miles
Conoco
Shops & Services
4,790 visits/mo
0.0 miles
SUBWAY
Dining
3,771 visits/mo
0.2 miles
Demographics for 97023, OR
11,676
Population
4,718
Households
2.5
Avg Household Size
42
Median Age
16%
College-Educated
93%
High-School Grad
196.5 sq mi
ZIP Area
59
Density / Sq Mi
$74,701
Median Household Income
$38,563
Median Earnings
$1,079
Median Rent
$530,800
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?
Retail space - Renovated downtown property with food-service infrastructure, updated mechanical systems, and a second occupied retail suite.
Where is this retail space located?
The property is located at 194 SE 4TH Ave Estacada, OR.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Estimated 2,200 SF building on a 3,000 SF lot; Two retail suites, including a frozen yogurt parlor and an occupied beauty shop; Renovated in 2018 with a new roof and new HVAC systems
