Mixed-Use Property with Detached
For Sale
$475,000
504 ABERNETHY Rd, Oregon City, OR 97045
CommercialSale, OregonCity, OR
Property Size2,498 SF
Price / SF$190.15
Days on Market44
Property Features for 504 ABERNETHY Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MUN
Directions
Hwy 205 to Hwy 213 South, Right on Redland, Right on Abernethy, House on the Left side of the Rd
Subdivision
_146
Standard status
Active
APN
00561378
Size
2,498 SF
Taxes and HOA fees
Tax Description
SECTION 29 TOWNSHIP 2S RANGE 2E QUARTER CC TAX LOT 01800
Tax Annual Amount
2264
Legal Description
SECTION 29 TOWNSHIP 2S RANGE 2E QUARTER CC TAX LOT 01800
Building Details
Year built
1924
Floors in Building
3
Building materials
Concrete, FullBasement, LapSiding
Roof type
Composition
Listing Agency:
Opt
(503) 679-6618
Listed By:
Sean Shepard
(800) 683-5651
Added: Aug 5
Changed: Sep 15
Last Checked: Sep 17 at 8:06AM
MLS# 541678877
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,498-square-foot mixed-use property in Oregon City combines residential and commercial zoning under the MUN designation. Built in 1924, the property features lap siding, a composition roof, concrete construction elements, and a full basement. A detached garage and extended driveway provide on-site parking capacity.
The property is positioned a few hundred yards from coffee shops, food carts, restaurants, and other offerings in lower Old Town Oregon City. Freeway access is also available. Along the surrounding street, residential-style structures are used for offices, clinics, and retail, reinforcing the area's range of commercial and residential applications.
The property is positioned a few hundred yards from coffee shops, food carts, restaurants, and other offerings in lower Old Town Oregon City. Freeway access is also available. Along the surrounding street, residential-style structures are used for offices, clinics, and retail, reinforcing the area's range of commercial and residential applications.
Key Highlights
- MUN zoning permits both residential and commercial use
- 2,498‑square‑foot property built in 1924
- Detached garage and long driveway provide on‑site parking
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
$39,242
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
8.26%
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%
$784,840
$784.8K
Cap Rate 7%
$560,600
$560.6K
Cap Rate 9%
$436,022
$436.0K
Market Conditions
NOI Build-Up for 2,498 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
$74.0K $29.64/SF
− Vacancy
−$11.3K −$4.51/SF
EGI
$62.8K $25.13/SF
− OpEx
−$23.5K −$9.43/SF
NOI
$39.2K $15.71/SF
Area
Clackamas County, OR
Vacancy
15.20%
Lease Rate
$29.64 /SF/Yr
Expense Ratio
37.50%
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%
$784,840
Cap Rate 7%
$560,600
Cap Rate 9%
$436,022
Alternative Uses
Best Use
Mixed Use
$560.6K
$490.5K – $654.0K
NOI $39,242 @ 7.0% cap · market cap 8.26%
Second Best
Office B
$461.9K
$404.2K – $538.9K
NOI $32,336 @ 7.0% cap · market cap 6.81%
Theoretical Best
Office A
$674.3K
$590.0K – $786.7K
NOI $47,199 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,299
Businesses Nearby
Explore this area
Business Placement
Demographics for 97045, OR
57,403
Population
21,702
Households
2.6
Avg Household Size
41
Median Age
33%
College-Educated
95%
High-School Grad
86.8 sq mi
ZIP Area
661
Density / Sq Mi
$100,388
Median Household Income
$49,342
Median Earnings
$1,600
Median Rent
$563,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - MUN zoning supports both residential and commercial use in a flexible Oregon City property.
Where is this mixed-use property located?
The property is located at 504 ABERNETHY Rd Oregon City, OR.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: MUN zoning permits both residential and commercial use; 2,498‑square‑foot property built in 1924; Detached garage and long driveway provide on‑site parking
