Flex Industrial Property with Two
For Sale
$1,100,000
3125 - 3157 Portland Road NE, Salem, OR 97301
For sale as-is with two buildings totaling 6,212 SF and flexible zoning supporting multiple commercial uses.
Property Size6,212 SF
Price / SF$177.08
Days on Market48
Property Features for 3125 - 3157 Portland Road NE
General Information
Standard status
Active
Size
6,212 SF
Property subtype
Factory
Additional Details
Business Included
Yes
Building Details
Building Size
6,212 SF
Listing Agency:
Capacity Commercial Group
Listed By:
Curt Arthur, SIOR · License ##910200259
(503) 559-7990
Source:
Thebrokerlist
Added: Jul 19
Changed: Sep 2
Last Checked: Sep 4 at 2:06AM
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 Capacity Commercial Group
Investment Insights
Based on property information with market context.
This for-sale flex industrial property is being offered for land value only and includes two buildings totaling 6,212 SF. The buildings and site are sold in as-is condition.
The property is described as having one of the most flexible zoning classifications, allowing retail, office, hospitality, and a variety of industrial uses. It also includes $2,900 per month income from month-to-month tenants who would like to stay.
The combination of two existing structures and broadly flexible zoning may support a range of commercial redevelopment or continued use planning, subject to buyer due diligence and local approvals.
The property is described as having one of the most flexible zoning classifications, allowing retail, office, hospitality, and a variety of industrial uses. It also includes $2,900 per month income from month-to-month tenants who would like to stay.
The combination of two existing structures and broadly flexible zoning may support a range of commercial redevelopment or continued use planning, subject to buyer due diligence and local approvals.
Key Highlights
- Land value only sale includes two buildings totaling 6,212 SF.
- Flexible zoning allows retail, office, hospitality, and a variety of industrial uses.
- Includes $2,900/month income from month‑to‑month tenants who would like to stay.
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
$74,749
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
6.80%
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%
$1,494,980
$1.5M
Cap Rate 7%
$1,067,843
$1.1M
Cap Rate 9%
$830,544
$830.5K
Market Conditions
NOI Build-Up for 6,212 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
$111.8K $18.00/SF
− Vacancy
−$5.0K −$0.81/SF
EGI
$106.8K $17.19/SF
− OpEx
−$32.0K −$5.16/SF
NOI
$74.7K $12.03/SF
Area
Salem, OR
Vacancy
4.50%
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%
$1,494,980
Cap Rate 7%
$1,067,843
Cap Rate 9%
$830,544
Alternative Uses
Best Use
Retail
$1.07M
$934.4K – $1.25M
NOI $74,749 @ 7.0% cap · market cap 6.80%
Second Best
Flex RnD
$910.9K
$797.1K – $1.06M
NOI $63,765 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,454 @ 7.0% cap · market cap 10.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
610
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97301, OR
56,393
Population
21,419
Households
2.6
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
11.3 sq mi
ZIP Area
4,991
Density / Sq Mi
$57,497
Median Household Income
$33,220
Median Earnings
$1,197
Median Rent
$310,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - For sale as-is with two buildings totaling 6,212 SF and flexible zoning supporting multiple commercial uses.
Where is this flex space located?
The property is located at 3125 - 3157 Portland Road NE Salem, OR.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Land value only sale includes two buildings totaling 6,212 SF.; Flexible zoning allows retail, office, hospitality, and a variety of industrial uses.; Includes $2,900/month income from month‑to‑month tenants who would like to stay.
