Office Building with Live-Work
For Sale
$749,000
285 NE 3rd Ave, Canby, OR 97013
C-1 commercial property with remodeled office areas, a detached storage building, and on-site parking in a downtown setting.
Property Size2,037 SF
Price / SF$367.70
Days on Market19
Property Features for 285 NE 3rd Ave
General Information
Standard status
Active
Size
2,037 SF
Total Parking Spaces
6
Zoning
C-1
Additional Details
Public Transit
Yes
Amenities
conference room
project room
break room
ADA ramp
exterior lighting
Building Details
Year Built
1937
Buildings
2
Owner Occupied
Yes
Listing Agency:
Firefly Real Estate
(503) 752-6966
Listed By:
Aimee Davis · License #ORE990100198
Source:
Evergreenrealestatepartners
Added: Aug 12
Changed: Aug 28
Last Checked: Aug 29 at 12:36PM
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 Firefly Real Estate
Investment Insights
Based on property information with market context.
This 2037-square-foot office building, constructed in 1937, includes a remodeled lobby, conference room, three private offices, project room, and break room. Additional features include an ADA ramp, exterior lighting, new siding, and a detached garage/storage building with an unfinished half bathroom. The C-1 commercial designation supports a live-work scenario, subject to applicable requirements.
The property provides six on-site parking spaces, along with street parking and adjacent public parking. Its downtown setting places it near city offices, banks, shopping, dining, and professional services, with service from Canby Loop transit. Historic HOA participation is optional. Showings require an advance appointment.
The property provides six on-site parking spaces, along with street parking and adjacent public parking. Its downtown setting places it near city offices, banks, shopping, dining, and professional services, with service from Canby Loop transit. Historic HOA participation is optional. Showings require an advance appointment.
Key Highlights
- 2037‑square‑foot office building constructed in 1937
- C‑1 commercial designation supports a live‑work scenario
- Three private offices, project room, conference room, and break room
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
$32,000
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
4.27%
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%
$640,000
$640.0K
Cap Rate 7%
$457,143
$457.1K
Cap Rate 9%
$355,556
$355.6K
Market Conditions
NOI Build-Up for 2,037 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
$60.4K $29.64/SF
− Vacancy
−$9.2K −$4.51/SF
EGI
$51.2K $25.13/SF
− OpEx
−$19.2K −$9.43/SF
NOI
$32.0K $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%
$640,000
Cap Rate 7%
$457,143
Cap Rate 9%
$355,556
Alternative Uses
Best Use
Mixed Use
$457.1K
$400.0K – $533.3K
NOI $32,000 @ 7.0% cap · market cap 4.27%
Second Best
Office B
$376.7K
$329.6K – $439.5K
NOI $26,368 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$549.8K
$481.1K – $641.5K
NOI $38,489 @ 7.0% cap · market cap 5.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
896
Businesses Nearby
Explore this area
Business Placement
Demographics for 97013, OR
24,512
Population
9,152
Households
2.7
Avg Household Size
41
Median Age
30%
College-Educated
88%
High-School Grad
58.9 sq mi
ZIP Area
416
Density / Sq Mi
$99,343
Median Household Income
$49,207
Median Earnings
$1,439
Median Rent
$509,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - C-1 commercial property with remodeled office areas, a detached storage building, and on-site parking in a downtown setting.
Where is this office building located?
The property is located at 285 NE 3rd Ave Canby, OR.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 2037‑square‑foot office building constructed in 1937; C‑1 commercial designation supports a live‑work scenario; Three private offices, project room, conference room, and break room
