Prime Portland Warehouse with
For Sale
$1,200,000
Pending
234 SE 12TH, Portland, OR 97214
13,500+ sqft warehouse with retail/wholesale storefront and speakeasy potential.
Property Size13,552 SF
Lot Size0.33 Acres
Days on Market299
Property Features for 234 SE 12TH
General Information
Standard status
Pending
Size
13,552 SF
Lot size
0.33 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$18,079
Amenities
Central air
Built Up Roof
Central Air Cooling
Forced Air Heating
Off Street
On Site
Building Details
Year Built
1956
Listing Agency:
JOHN L. SCOTT MARKET CENTER
(503) 359-9100
Listed By:
JORDAN MILLER · License #201209749
(503) 619-9940
Source:
Corcoran
Added: Nov 15, 2025
Changed: Sep 10
Last Checked: Sep 10 at 7:45AM
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 MARKET CENTER
Investment Insights
Based on property information with market context.
This property offers a unique opportunity to purchase a space that has served wholesale clients since 1918. The property features over 13,500 sqft of space, including a large warehouse area, a retail and wholesale storefront, mezzanines, and workshop areas. It also includes an office, a community or meeting room, and a hallway with a kitchenette. An unfinished attic space presents an opportunity for conversion. The property's large garage doors could facilitate indoor and outdoor seating, potentially creating a dining space that fuses retail and wholesale operations.
Key Highlights
- Historic homebrew shop location (F.H. Steinbart, est. 1918) with established wholesale business.
- Large 13,500+ sqft space suitable for retail/wholesale fusion.
- Opportunity for dining space with indoor/outdoor seating via large garage doors.
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
$103,286
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
8.61%
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%
$2,065,720
$2.1M
Cap Rate 7%
$1,475,514
$1.5M
Cap Rate 9%
$1,147,622
$1.1M
Market Conditions
NOI Build-Up for 13,552 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
$130.1K $9.60/SF
− Vacancy
−$8.6K −$0.63/SF
EGI
$121.5K $8.97/SF
− OpEx
−$18.2K −$1.34/SF
NOI
$103.3K $7.62/SF
Area
Portland, OR
Vacancy
6.60%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$2,065,720
Cap Rate 7%
$1,475,514
Cap Rate 9%
$1,147,622
Alternative Uses
Best Use
Specialty Retail
$2.61M
$2.28M – $3.04M
NOI $182,464 @ 7.0% cap · market cap 15.21%
Second Best
Retail
$2.26M
$1.97M – $2.63M
NOI $157,949 @ 7.0% cap · market cap 13.16%
Theoretical Best
Office A
$3.81M
$3.33M – $4.44M
NOI $266,402 @ 7.0% cap · market cap 22.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,185
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97214, OR
28,403
Population
15,948
Households
1.8
Avg Household Size
36
Median Age
67%
College-Educated
98%
High-School Grad
2.9 sq mi
ZIP Area
9,794
Density / Sq Mi
$86,879
Median Household Income
$55,643
Median Earnings
$1,628
Median Rent
$733,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Portland, OR
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Frequently Asked Questions
What type of property is this?
Storefront property - 13,500+ sqft warehouse with retail/wholesale storefront and speakeasy potential.
Where is this storefront property located?
The property is located at 234 SE 12TH Portland, OR.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Historic homebrew shop location (F.H. Steinbart, est. 1918) with established wholesale business.; Large 13,500+ sqft space suitable for retail/wholesale fusion.; Opportunity for dining space with indoor/outdoor seating via large garage doors.
