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    Prime NE MLK Blvd Opportunity Title is generated by Realmo AI

    4401 Wi NE Martin Luther King Blvd, Portland, OR 97211

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    For Sale
    $5,195,000

    1.54 AC site with 34,157 SF industrial warehouse.

    Type:Industrial
    Property size:
    34,157 SF
    Lot size:
    1.54 Acres
    Price / SF:
    $152/SF
    Added:
    Jan 26, 2026
    Days on Market:
    115
    Last Refresh:
    Apr 5 at 8:31 pm

    Property Features for 4401 Wi NE Martin Luther King Blvd

    General Information

    Standard status
    Active
    Size
    34,157 SF
    Lot size
    1.54 Acres
    Property subtype
    Industrial

    We can help!

    Listing Contact
    Nicholas Diamond
    Nicholas Diamond

    Listing agent Nicholas Diamond License #OR #200403266

    Listing office Capacity Commercial Group

    Listing date Jan 26, 2026

    Source Corfac

    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

    HighLights

    • 1.54 AC site with CM3 zoning allowing for retail, office, and residential uses.
    • High visibility location on NE MLK Blvd with over 58,000 vehicles per day.
    • Delivered vacant, suitable for owner‑user, repurposing, or ground‑up development.
    • Existing 34,157 SF industrial warehouse with office space.
    • Features 40+ off‑street parking spaces.
    • Development potential with 3:1 base and 5:1 bonus FAR.

    Overview

    This 1.54 AC site is located along NE MLK Blvd in Portland's King Neighborhood. The property currently consists of a 34,157 SF industrial warehouse with office space. The building has a FAR of 3:1 base and 5:1 bonus. There are over 40 off-street parking spaces. The CM3 zoning allows for a broad range of uses including retail, office, and residential. The location offers high visibility on MLK Blvd with over 58,000 vehicles per day. This property will be delivered vacant, making it suitable for a variety of buyers including owner/users, repurposing of the existing building, or ground-up development.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $4.91M
    NOI $442,152 @ 9.00% cap · cautious / downside scenario
    Moderate
    $6.32M
    NOI $442,152 @ 7.00% cap · market / base-case scenario
    Aggressive
    $8.84M
    NOI $442,152 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $778.8k $22.80
    − Vacancy −$189.2k −$5.54
    EGI $589.5k $17.26
    − OpEx −$147.4k −$4.31
    NOI $442.2k $12.94
    34,157 SF · lease $22.80/SF/yr · vacancy 24.30% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $6.32M
    $5.53M – $7.37M (±1% cap)
    NOI $442,152 @ 7.0% cap · market cap 8.51%
    Second Best
    Retail
    $5.69M
    $4.98M – $6.64M (±1% cap)
    NOI $398,100 @ 7.0% cap · market cap 7.66%
    Theoretical Best
    Office A
    $9.59M
    $8.39M – $11.19M (±1% cap)
    NOI $671,449 @ 7.0% cap · market cap 12.92%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Dental Office Building Supply Auto Repair Shop Gym & Fitness Center Big Box & Wholesale Store Skin Care Clinic Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Extra Space Storage — 2845 NE Columbia Blvd, Portland, OR 97211
    • Public Storage — 3260 NE Columbia Blvd, Portland, OR 97211
    • The Rachel M. Bristol Warehouse — 7900 NE 33rd Dr, Portland, OR 97211

    Location Insight

    • Map
    • Local Demand
    City
    Portland
    County
    Washington
    State
    Oregon
    Longitude
    -122.644
    Latitude
    45.5753

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    FAQs

    What type of property is this?
    Warehouse - 1.54 AC site with 34,157 SF industrial warehouse.
    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: 1.54 AC site with CM3 zoning allowing for retail, office, and residential uses.; High visibility location on NE MLK Blvd with over 58,000 vehicles per day.; Delivered vacant, suitable for owner‑user, repurposing, or ground‑up development.
    (503) 222-2655
    We can help!
    Listing Contact
    Nicholas Diamond
    Nicholas Diamond
    Real Estate License ID: OR #200403266
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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