Portland Industrial Warehouse with
For Sale
$5,195,000
4401 Wi NE Martin Luther King Blvd, Portland, OR 97211
34,157 SF industrial warehouse with office space for sale.
Property Size34,157 SF
Days on Market297
Property Features for 4401 Wi NE Martin Luther King Blvd
General Information
Standard status
Active
Size
34,157 SF
Property subtype
Industrial
Building Details
Building Size
34,157 SF
Listing Agency:
Capacity Commercial Group
Listed By:
Nicholas Diamond · License #OR #200403266
(503) 222-2655
Source:
Capacitycommercial
Added: Nov 24, 2025
Changed: Sep 17
Last Checked: Sep 16 at 12:57PM
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.
Located in Portland's King district, this property features high visibility on Martin Luther King Boulevard with over 58,000 vehicles per day. The 1.54-acre parcel currently consists of a 34,157 square foot industrial warehouse with office space. There are over 40 off-street parking spaces available. The CM3 zoning allows for a broad range of uses including retail, office, and residential. The property will be delivered vacant, allowing for a variety of options including owner/user, repurposing of the existing building, or ground-up development.
Key Highlights
- High visibility location on MLK Blvd with over 58,000 vehicles per day.
- CM3 zoning allows for a broad range of uses.
- 1.54‑acre parcel in Portland's King District.
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
$442,152
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
8.51%
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%
$8,843,040
$8.8M
Cap Rate 7%
$6,316,457
$6.3M
Cap Rate 9%
$4,912,800
$4.9M
Market Conditions
NOI Build-Up for 34,157 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
$778.8K $22.80/SF
− Vacancy
−$189.2K −$5.54/SF
EGI
$589.5K $17.26/SF
− OpEx
−$147.4K −$4.31/SF
NOI
$442.2K $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%
$8,843,040
Cap Rate 7%
$6,316,457
Cap Rate 9%
$4,912,800
Alternative Uses
Best Use
Office B
$6.32M
$5.53M – $7.37M
NOI $442,152 @ 7.0% cap · market cap 8.51%
Second Best
Warehouse
$3.72M
$3.25M – $4.34M
NOI $260,326 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$9.59M
$8.39M – $11.19M
NOI $671,449 @ 7.0% cap · market cap 12.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97211, OR
33,762
Population
15,106
Households
2.2
Avg Household Size
38
Median Age
56%
College-Educated
96%
High-School Grad
7.1 sq mi
ZIP Area
4,755
Density / Sq Mi
$109,604
Median Household Income
$59,171
Median Earnings
$1,818
Median Rent
$616,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 34,157 SF industrial warehouse with office space for sale.
Where is this warehouse located?
The property is located at 4401 Wi NE Martin Luther King Blvd Portland, OR.
What is the asking price?
The asking price for this property is $5,195,000.
What are key features of this property?
This property features: High visibility location on MLK Blvd with over 58,000 vehicles per day.; CM3 zoning allows for a broad range of uses.; 1.54‑acre parcel in Portland's King District.
