Oregon City Investment
For Sale
$2,950,000
2895 South Beavercreek Road, Oregon City, OR 97045
Impressive office building with high occupancy and expansion potential.
Property Size6,397 SF
Days on Market284
Property Features for 2895 South Beavercreek Road
General Information
Standard status
Active
Size
6,397 SF
Total Parking Spaces
25
Property subtype
Office
Zoning
MUC 2 Mixed Use Corridor
Building Details
Building Size
6,397 SF
Year Built
2006
Listing Agency:
Macadam Forbes
Listed By:
Skip Rotticci, CCIM · License #OR #200204348
(503) 314-0527
Source:
Macadamforbes
Added: Nov 25, 2025
Changed: Sep 4
Last Checked: Sep 4 at 2:37AM
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 Macadam Forbes
Investment Insights
Based on property information with market context.
The O.C. Complex presents an investment opportunity with a 6,397 square foot building comprising up to 6 units. Constructed in 2006, the property benefits from MUC 2 Mixed Use Corridor zoning. Preliminary plans exist to construct an additional approximately 7,000 square foot building at the east end of the parking lot. The property currently has 90% occupancy. The location is less than a mile from the new Clackamas County Courthouse and offers access to major transportation routes. Nearby attractions include the Oregon City Shopping Center, Willamette Falls, and the Oregon City Municipal Elevator. The property is located in the Portland MSA area and is suited for an office or office building investor.
Key Highlights
- High Occupancy Rate: Currently at 90%, ensuring immediate income generation.
- Strategic Location: Less than a mile from the new Clackamas County Courthouse in the high‑growth Oregon City/South Metro submarket.
- Expansion Potential: Preliminary plans for an additional approximately 7,000 SF building.
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
$82,807
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
2.81%
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%
$1,656,140
$1.7M
Cap Rate 7%
$1,182,957
$1.2M
Cap Rate 9%
$920,078
$920.1K
Market Conditions
NOI Build-Up for 6,397 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
$145.9K $22.80/SF
− Vacancy
−$35.4K −$5.54/SF
EGI
$110.4K $17.26/SF
− OpEx
−$27.6K −$4.31/SF
NOI
$82.8K $12.94/SF
Area
Clackamas County, OR
Vacancy
24.30%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
25.00%
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%
$1,656,140
Cap Rate 7%
$1,182,957
Cap Rate 9%
$920,078
Alternative Uses
Best Use
Office B
$1.18M
$1.04M – $1.38M
NOI $82,807 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.73M
$1.51M – $2.01M
NOI $120,870 @ 7.0% cap · market cap 4.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
665
Businesses Nearby
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Impressive office building with high occupancy and expansion potential.
Where is this office building located?
The property is located at 2895 South Beavercreek Road Oregon City, OR.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: High Occupancy Rate: Currently at 90%, ensuring immediate income generation.; Strategic Location: Less than a mile from the new Clackamas County Courthouse in the high‑growth Oregon City/South Metro submarket.; Expansion Potential: Preliminary plans for an additional approximately 7,000 SF building.
