Office-Retail Investment Property on
For Sale
Contact for pricing
2911 Portland Rd, Newberg, OR
Well-maintained investment property with long-term tenants in a prominent location.
Property Size6,268 SF
Lot Size0.69 Acres
Price / SF$318.28
Days on Market409
Property Features for 2911 Portland Rd
General Information
Standard status
Active
Size
6,268 SF
Lot size
0.69 Acres
Property subtype
RETAIL
Listing Agency:
Miller Consulting Group LLC
(503) 740-9200
Listed By:
Mary Martin Miller · License #200107121
(503) 740-9200
Source:
Moodyscre
Added: Jul 8, 2025
Changed: Aug 8
Last Checked: Aug 19 at 1:58PM
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 Miller Consulting Group LLC
Investment Insights
Based on property information with market context.
This office-retail investment property is located along 99W in a prominent location, next to McDonald’s, and situated along a major trade area near Portland Road and Deborah Road in Newberg. Zoned C-2, the property has been well-maintained and consists of five individual structures. It features five long-term tenants with a history of consistent rental payments. The property includes ample parking and a drive-up window for the retail store. The property is .68 acres, fully paved, and landscaped, with buildings updated as needed. Tours of the exterior of the property are available with broker accompaniment until an offer is accepted. Please do not disturb the tenants.
Key Highlights
- Prominent location along 99W in a major trade area near Portland Road and Deborah Road.
- Rare office‑retail investment property.
- Five long‑term tenants with great rental history.
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
$75,028
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
3.76%
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%
$1,500,560
$1.5M
Cap Rate 7%
$1,071,829
$1.1M
Cap Rate 9%
$833,644
$833.6K
Market Conditions
NOI Build-Up for 6,268 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
$112.8K $18.00/SF
− Vacancy
−$5.6K −$0.90/SF
EGI
$107.2K $17.10/SF
− OpEx
−$32.2K −$5.13/SF
NOI
$75.0K $11.97/SF
Area
Yamhill County, OR
Vacancy
5.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,500,560
Cap Rate 7%
$1,071,829
Cap Rate 9%
$833,644
Alternative Uses
Best Use
Retail
$1.07M
$937.9K – $1.25M
NOI $75,028 @ 7.0% cap · market cap 3.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,432 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
748
Businesses Nearby
369k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 41%
Shops & Services 28%
Groceries 28%
Electronics 2%
Fred Meyer
Groceries
73,568 visits/mo
0.2 miles
Fred Meyer Gas Station
Shops & Services
31,039 visits/mo
0.1 miles
Safeway
Groceries
29,598 visits/mo
0.2 miles
McDonald's
Dining
23,266 visits/mo
0.1 miles
Dutch Bros. Coffee
Dining
21,967 visits/mo
0.1 miles
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Springbrook Oaks Office Building — 901 Brutscher St, Newberg, OR 97132
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- BitcoinNW Bitcoin ATM — 2418 Portland Rd, Newberg, OR 97132
- Coinstar Kiosk | Bitcoin ATM — Safeway, 1140 N Springbrook Road, Newberg, OR 97132
- Coinstar Kiosk | Bitcoin ATM — Kroger - Fred Meyer Inc, 3300 Portland Rd, Newberg, OR 97132
Frequently Asked Questions
What type of property is this?
Shopping center - Well-maintained investment property with long-term tenants in a prominent location.
Where is this shopping center located?
The property is located at 2911 Portland Rd Newberg, OR.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Prominent location along 99W in a major trade area near Portland Road and Deborah Road.; Rare office‑retail investment property.; Five long‑term tenants with great rental history.
