Mixed-Use Building with
For Sale
$1,550,000
222 MOLALLA Ave, Oregon City, OR 97045
CommercialSale, OregonCity, OR
Property Size7,800 SF
Lot Size0.38 Acres
Price / SF$198.72
Days on Market524
Property Features for 222 MOLALLA Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MUC1
Directions
Roosevelt St and Molalla Ave
Subdivision
_146
Standard status
Active
APN
00591461
Size
7,800 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Description
PARTITION PLAT 2007-162 PT PARCEL 3
Tax Annual Amount
17781
Legal Description
PARTITION PLAT 2007-162 PT PARCEL 3
Utilities
Heating system
Natural Gas, Forced Air
Building Details
Year built
1944
Floors in Building
2
Roof type
Flat
Listing Agency:
Keller Williams PDX Central · Keller Williams Realty
(503) 548-4848
Listed By:
Kaya Liden
(503) 847-5903
Added: Mar 20, 2025
Changed: Aug 25
Last Checked: Aug 25 at 11:06AM
MLS# 552590242
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.
This mixed-use building contains 7,800 square feet in a two-level configuration. The ground floor provides approximately 6,000 square feet of retail area, along with storage, loading doors, a kitchen and break room, security cameras, and a building security system. The upper level has a separate entrance and street address and was previously configured as a two-bedroom, one-bathroom apartment with a full kitchen.
The property occupies a 0.38-acre site at a signalized intersection within the Molalla Avenue business corridor in Oregon City. It is zoned MUC1 and includes 29 off-street parking spaces plus existing monument signage. The building was constructed in 1944 and has a flat roof, natural gas heating, and forced-air heating.
The property occupies a 0.38-acre site at a signalized intersection within the Molalla Avenue business corridor in Oregon City. It is zoned MUC1 and includes 29 off-street parking spaces plus existing monument signage. The building was constructed in 1944 and has a flat roof, natural gas heating, and forced-air heating.
Key Highlights
- 7,800‑square‑foot mixed‑use building on a 0.38‑acre site
- Approximately 6,000 square feet of ground‑floor retail space
- Upper level has a separate entrance and street address
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
$122,532
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
7.91%
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%
$2,450,640
$2.5M
Cap Rate 7%
$1,750,457
$1.8M
Cap Rate 9%
$1,361,467
$1.4M
Market Conditions
NOI Build-Up for 7,800 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
$231.2K $29.64/SF
− Vacancy
−$35.1K −$4.51/SF
EGI
$196.1K $25.13/SF
− OpEx
−$73.5K −$9.43/SF
NOI
$122.5K $15.71/SF
Area
Clackamas County, OR
Vacancy
15.20%
Lease Rate
$29.64 /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%
$2,450,640
Cap Rate 7%
$1,750,457
Cap Rate 9%
$1,361,467
Alternative Uses
Best Use
Mixed Use
$1.75M
$1.53M – $2.04M
NOI $122,532 @ 7.0% cap · market cap 7.91%
Second Best
Retail
$1.55M
$1.36M – $1.81M
NOI $108,485 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$2.11M
$1.84M – $2.46M
NOI $147,379 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,228
Businesses Nearby
51k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 46%
Groceries 32%
Shops & Services 22%
Grocery Outlet Bargain Market
Groceries
16,436 visits/mo
0.4 miles
Dutch Bros. Coffee
Dining
16,179 visits/mo
0.2 miles
Taco Time
Dining
7,175 visits/mo
0.1 miles
Plaid Pantry
Shops & Services
4,327 visits/mo
0.1 miles
Chevron
Shops & Services
3,430 visits/mo
0.4 miles
Demographics for 97045, OR
57,403
Population
21,702
Households
2.6
Avg Household Size
41
Median Age
33%
College-Educated
95%
High-School Grad
86.8 sq mi
ZIP Area
661
Density / Sq Mi
$100,388
Median Household Income
$49,342
Median Earnings
$1,600
Median Rent
$563,600
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 - Commercial mixed-use property with ground-floor retail, upper-level space, monument signage, and dedicated off-street parking.
Where is this mixed-use property located?
The property is located at 222 MOLALLA Ave Oregon City, OR.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 7,800‑square‑foot mixed‑use building on a 0.38‑acre site; Approximately 6,000 square feet of ground‑floor retail space; Upper level has a separate entrance and street address
