Brewery Building with Commercial
For Sale
$2,100,000
6112 SE FOSTER Rd, Portland, OR 97206
CommercialSale, Portland, OR
Property Size7,153 SF
Lot Size0.39 Acres
Price / SF$293.58
Days on Market119
Property Features for 6112 SE FOSTER Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CM2
Directions
Foster and Holgate
Subdivision
_143
Standard status
Active
APN
R172630
Size
7,153 SF
Lot size
0.39 Acres
Taxes and HOA fees
Tax Description
GRAY TR, N 1/2 OF LOT 15 EXC PT IN ST, LOT 16-19 EXC PT IN ST, LO
Tax Annual Amount
25627
Legal Description
GRAY TR, N 1/2 OF LOT 15 EXC PT IN ST, LOT 16-19 EXC PT IN ST, LO
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Amenities
three walk-in coolers
commercial kitchen with approximate 20' class A hood
full brewery
seismic retrofit
new roof
high ceilings with exposed old-growth wooden beams
Building Details
Year built
1948
Floors in Building
1
Building materials
Block, Concrete
Roof type
Membrane
Listing Agency:
MORE Realty
(503) 353-6673
Listed By:
Darryn Foor
(503) 740-6300
Added: Apr 29
Changed: Aug 25
Last Checked: Aug 25 at 9:06AM
MLS# 565419556
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.
Located at 6112 SE Foster Rd in Portland, this 7,153-square-foot commercial building sits on 0.39 acres and was constructed in 1948 with block and concrete materials. A 2019 renovation added a seismic retrofit, membrane roof, commercial kitchen, approximately 20-foot Class A hood, three walk-in coolers, brewery infrastructure, central air, and heat-pump heating. Interior character includes high ceilings and exposed old-growth wood beams. The property includes 12 parking spaces and a floor plan that can support a single occupant or multiple tenants and subtenants. Brewery equipment may be included or excluded from the sale. The site is zoned CM2 and is positioned at the corner of SE Foster Road and another major arterial in Portland’s Mt. Scott-Arleta neighborhood. The property was operated as a brewpub through May 2025.
Key Highlights
- 7,153 SF commercial building on 0.39 acres
- 2019 renovation included seismic retrofit and new membrane roof
- Commercial kitchen with approximately 20' Class A hood
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
$95,278
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
4.54%
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%
$1,905,560
$1.9M
Cap Rate 7%
$1,361,114
$1.4M
Cap Rate 9%
$1,058,644
$1.1M
Market Conditions
NOI Build-Up for 7,153 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
$137.3K $19.20/SF
− Vacancy
−$10.3K −$1.44/SF
EGI
$127.0K $17.76/SF
− OpEx
−$31.8K −$4.44/SF
NOI
$95.3K $13.32/SF
Area
ZIP 97206
Vacancy
7.50%
Lease Rate
$19.20 /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%
$1,905,560
Cap Rate 7%
$1,361,114
Cap Rate 9%
$1,058,644
Alternative Uses
Best Use
Specialty Retail
$1.36M
$1.19M – $1.59M
NOI $95,278 @ 7.0% cap · market cap 4.54%
Second Best
Industrial
$641.4K
$561.2K – $748.3K
NOI $44,896 @ 7.0% cap · market cap 2.14%
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,612 @ 7.0% cap · market cap 6.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
32,000 VPD
Traffic count
Yes
Paved road access
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
1,049
Businesses Nearby
Explore this area
Business Placement
Demographics for 97206, OR
51,072
Population
22,348
Households
2.3
Avg Household Size
38
Median Age
49%
College-Educated
94%
High-School Grad
6.5 sq mi
ZIP Area
7,857
Density / Sq Mi
$94,233
Median Household Income
$54,254
Median Earnings
$1,693
Median Rent
$480,500
Median Home Value
Market
Vacancy Rate% for Industrial in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Renovated concrete building with brewery infrastructure, food-service improvements, exposed beams, and on-site parking.
Where is this brewery located?
The property is located at 6112 SE FOSTER Rd Portland, OR.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 7,153 SF commercial building on 0.39 acres; 2019 renovation included seismic retrofit and new membrane roof; Commercial kitchen with approximately 20' Class A hood
