Three-Level Live-Work
For Sale
$1,250,000
2823 SW 1st Ave, Portland, OR 97201
CM1 zoning accommodates retail, office, and residential combinations.
Property Size4,800 SF
Lot Size0.09 Acres
Price / SF$260.42
Days on Market31
Property Features for 2823 SW 1st Ave
General Information
Standard status
Active
Size
4,800 SF
Lot size
0.09 Acres
Zoning
CM1
Building Details
Year Built
1910
Buildings
1
Stories
3
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Grace Kim
Source:
Wyndeekono
Added: Jul 30
Changed: Aug 28
Last Checked: Aug 25 at 5:52AM
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 Keller Williams Realty Portland Premiere
Investment Insights
Based on property information with market context.
Built in 1910, this live-work property at 2823 SW 1st Ave includes three functional levels on a 3,975-square-foot lot. The ground floor contains a 1,600-square-foot second-generation restaurant that is currently leased month-to-month. Upper floors provide a five-bedroom, one-bath apartment, creating a combined commercial and residential configuration.
Flexible CM1 (Commercial Mixed Use) zoning supports retail, office, and residential combinations. The property is located in Portland’s Lair Hill area and offers an established restaurant layout alongside a substantial apartment component.
Flexible CM1 (Commercial Mixed Use) zoning supports retail, office, and residential combinations. The property is located in Portland’s Lair Hill area and offers an established restaurant layout alongside a substantial apartment component.
Key Highlights
- Three functional levels on a 3,975‑square‑foot lot
- 1,600‑square‑foot second‑generation restaurant on the ground floor
- Five‑bedroom, one‑bath apartment on the upper levels
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
$64,800
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
5.18%
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%
$1,296,000
$1.3M
Cap Rate 7%
$925,714
$925.7K
Cap Rate 9%
$720,000
$720.0K
Market Conditions
NOI Build-Up for 4,800 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
$115.2K $24.00/SF
− Vacancy
−$11.5K −$2.40/SF
EGI
$103.7K $21.60/SF
− OpEx
−$38.9K −$8.10/SF
NOI
$64.8K $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%
$1,296,000
Cap Rate 7%
$925,714
Cap Rate 9%
$720,000
Alternative Uses
Best Use
Mixed Use
$925.7K
$810.0K – $1.08M
NOI $64,800 @ 7.0% cap · market cap 5.18%
Second Best
Specialty Retail
$923.2K
$807.8K – $1.08M
NOI $64,627 @ 7.0% cap · market cap 5.17%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,357 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,364
Businesses Nearby
Explore this area
Business Placement
Demographics for 97201, OR
17,352
Population
10,748
Households
1.6
Avg Household Size
34
Median Age
67%
College-Educated
95%
High-School Grad
1.9 sq mi
ZIP Area
9,133
Density / Sq Mi
$67,074
Median Household Income
$48,101
Median Earnings
$1,565
Median Rent
$648,400
Median Home Value
Market
Vacancy Rate% for Office in Portland, OR
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - CM1 zoning accommodates retail, office, and residential combinations.
Where is this live-work space located?
The property is located at 2823 SW 1st Ave Portland, OR.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Three functional levels on a 3,975‑square‑foot lot; 1,600‑square‑foot second‑generation restaurant on the ground floor; Five‑bedroom, one‑bath apartment on the upper levels
