Properties For Sale

at 4103-4119 SE Woodstock Blvd Contact us

Woodstock Square

Floor

1

Size

5,933 SF

Type

RETAIL

Availability

AVAILABLE, 30 Days

Sublease

Yes

- Can be combined with direct vacancy for up to 5,933 SF of contiguous space - Great... visibility service office or retail space on busy Woodstock Blvd - Skylights bring in natural light throughout - Warm reception area leading to open office and kitchenette, conferencing space, and up to 17 private offices - Sublease through May 2028

show more

Contact us

Listing Agency: JLL | Portland Show Phone

Listed By: Candace Lounsbury · License #B.201228301 Show Phone

Source: Moodyscre

Added: Jun 13, 2025 Changed: Sep 6 Last Checked: Sep 16 at 1:20PM

Report an Issue

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 JLL | Portland

Investment Insights

Based on property information with market context.

This property offers a versatile space suitable for either retail or office use. It features great visibility on busy Woodstock Blvd. Skylights provide natural light throughout the space. The layout includes a warm reception area, an open office area, a kitchenette, conferencing space, and up to 17 private offices. The space can be combined with a direct vacancy to create up to 5,933 square feet of contiguous space. Sublease is available through May 2028.

Key Highlights

• Great visibility on busy Woodstock Blvd.
• Sublease through May 2028.
• Up to 5,933 SF of contiguous space possible.

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

$76,801

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

3.07%

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%

$1,536,020 $1.5M

Cap Rate 7%

$1,097,157 $1.1M

Cap Rate 9%

$853,344 $853.3K

Market Conditions

NOI Build-Up for 5,933 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

$135.3K $22.80/SF

− Vacancy

−$32.9K −$5.54/SF

EGI

$102.4K $17.26/SF

− OpEx

−$25.6K −$4.31/SF

NOI

$76.8K $12.94/SF

Area

Portland, 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%

$1,536,020

Cap Rate 7%

$1,097,157

Cap Rate 9%

$853,344

Alternative Uses

Best Use

Office B

$1.10M

$960.0K – $1.28M (±1% cap)

NOI $76,801 @ 7.0% cap · market cap 3.07%

Second Best

Retail

$987.8K

$864.4K – $1.15M (±1% cap)

NOI $69,149 @ 7.0% cap · market cap 2.77%

Theoretical Best

Office A

$1.67M

$1.46M – $1.94M (±1% cap)

NOI $116,629 @ 7.0% cap · market cap 4.67%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Retail space

Suggested Use

Top Pick Law Firm Big Box & Wholesale Store Parking Lot & Garage HVAC Service Accounting Firm Computer & Electronic Repair

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

708

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Office in Portland, OR

10.1% 2019

12.3% 2020

16.1% 2021

18.5% 2022

20.8% 2023

21.7% 2024

24.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this retail space located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Family Entertainment Nightclub

909 E BURNSIDE St, Portland, OR 97214

$925,000

8,225 SF

View details

Restaurant Building with Large Kitchen

7332 NE M L KING Blvd, Portland, OR 97211

$1,200,000

2,950 SF

View details

Three-Level Mixed-Use Building

2823 SW 1ST Ave, Portland, OR 97201

$1,250,000

4,800 SF

View details

Single-Story Office Building

8129 SE Malden St, Portland, OR 97206

$2,300,000

13,440 SF

View details

Mixed-Use Property with Basement

700 N KILLINGSWORTH St, Portland, OR 97217

$850,000

5,500 SF

View details

Multi-Tenant Shopping Center

13511 SE Division St, Portland, OR 97236

$1,599,950

7,868 SF

View details

Restaurant and Lounge Property

3390 NE SANDY Blvd, Portland, OR 97232

$1,900,000

9,847 SF

View details

Freestanding Restaurant Building

1411 NE 82ND Ave, Portland, OR 97220

$2,500,000

4,510 SF

View details

Brewery Building with Commercial Kitchen

6112 SE FOSTER Rd, Portland, OR 97206

$2,100,000

7,153 SF

View details

Flex Building With Fenced Yards

2042-2104 N Willis BLVD, Portland, OR 97217

$1,400,000

9,040 SF

View details

Two-Building Grocery Property

4339 4337 NE KILLINGSWORTH St, Portland, OR 97218

$2,100,000

6,520 SF

View details

Six-Unit Mixed-Use Property

1218 N Killingsworth St, Portland, OR 97217

$799,000

5,982 SF

View details

Frequently Asked Questions

What type of property is this?

Retail space - Highly visible retail or office space on Woodstock Blvd.

Where is this retail space located?

The property is located at 4103-4119 SE Woodstock Blvd Portland, OR.

What is the asking price?

The asking price for this property is $2,500,000.

What are key features of this property?

This property features: Great visibility on busy Woodstock Blvd.; Sublease through May 2028.; Up to 5,933 SF of contiguous space possible.