High-Traffic Retail Space with Dual
For Sale
Contact for pricing
4200 River Rd N, Keizer, OR 97303
Dual-access retail space positioned for a high traffic count for retail activity.
Property Size8,840 SF
Price / SF$226.24
Days on Market426
Property Features for 4200 River Rd N
General Information
Standard status
Active
Size
8,840 SF
Property subtype
RETAIL
Additional Details
Road Access
Yes
Listing Agency:
Capacity Commercial Group
(503) 559-7990
Listed By:
Curt Arthur · License #201230204
(503) 559-7990
Source:
Moodyscre
Added: Jun 13, 2025
Changed: Aug 10
Last Checked: Aug 10 at 3:09AM
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 retail space offers dual access and is marketed as a high-profile commercial site. The property size is 8,840 square feet, providing a platform for retail operations that benefit from visibility.
The site is described as having a high traffic count, supporting retail foot traffic and drive-by exposure. The property is offered for sale, and the seller will consider owner-carry.
For prospective tenants or buyers evaluating retail space, the key takeaways here are the dual access configuration and the stated high traffic count, both of which can support customer access and roadside visibility.
The site is described as having a high traffic count, supporting retail foot traffic and drive-by exposure. The property is offered for sale, and the seller will consider owner-carry.
For prospective tenants or buyers evaluating retail space, the key takeaways here are the dual access configuration and the stated high traffic count, both of which can support customer access and roadside visibility.
Key Highlights
- 8,840 SF retail space
- Dual access
- High traffic count
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
$106,594
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
5.33%
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%
$2,131,880
$2.1M
Cap Rate 7%
$1,522,771
$1.5M
Cap Rate 9%
$1,184,378
$1.2M
Market Conditions
NOI Build-Up for 8,840 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
$159.1K $18.00/SF
− Vacancy
−$6.8K −$0.77/SF
EGI
$152.3K $17.23/SF
− OpEx
−$45.7K −$5.17/SF
NOI
$106.6K $12.06/SF
Area
Marion County, OR
Vacancy
4.30%
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%
$2,131,880
Cap Rate 7%
$1,522,771
Cap Rate 9%
$1,184,378
Alternative Uses
Best Use
Retail
$1.52M
$1.33M – $1.78M
NOI $106,594 @ 7.0% cap · market cap 5.33%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.08M
$1.82M – $2.43M
NOI $145,531 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
816
Businesses Nearby
Explore this area
Business Placement
Demographics for 97303, OR
41,441
Population
15,740
Households
2.6
Avg Household Size
38
Median Age
27%
College-Educated
90%
High-School Grad
24.9 sq mi
ZIP Area
1,664
Density / Sq Mi
$81,057
Median Household Income
$45,034
Median Earnings
$1,361
Median Rent
$396,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Dual-access retail space positioned for a high traffic count for retail activity.
Where is this retail space located?
The property is located at 4200 River Rd N Keizer, OR.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 8,840 SF retail space; Dual access; High traffic count
