Single-Tenant Industrial
For Sale
$20,000,000
6803 SE Johnson Creek Boulevard, Portland, OR 97206
GI-zoned industrial facility with secured outdoor storage and a freestanding office component.
Property Size168,000 SF
Lot Size10.60 Acres
Price / SF$119.05
Days on Market22
Property Features for 6803 SE Johnson Creek Boulevard
General Information
Standard status
Active
Size
168,000 SF
Lot size
10.60 Acres
Property subtype
Industrial
Zoning
GI
Occupancy
100%
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Office Build-Out
2,400 SF
Voltage
480 V
Building Details
Building Size
168,000 SF
Year Built
1948
Tenancy
Single
Listing Agency:
Norris & Stevens, Inc. - Corporate
(503) 225-8440
Listed By:
Greg Nesting · License #890900047
Source:
Tcnworldwide
Added: Aug 2
Changed: Aug 22
Last Checked: Aug 22 at 5:19AM
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 Norris & Stevens, Inc. - Corporate
Investment Insights
Based on property information with market context.
This single-tenant industrial warehouse at 6803 SE Johnson Creek Boulevard in Portland, Oregon, contains ±168,000 SF on a ±10.6-acre infill site. The property includes a freestanding 2,400 SF office building, a fenced 3-acre outdoor storage yard, and 480 volt heavy amps. Constructed in 1948, the facility is 100% leased to Crosspoint NW Auto Auctions.
The asset is subject to an absolute NNN lease, with the tenant responsible for taxes, insurance, and maintenance. The lease also carries a corporate guarantee from ACV Auctions (NASDAQ: ACVA). GI zoning and immediate access to I-205 further define the property's industrial profile and operating context.
The asset is subject to an absolute NNN lease, with the tenant responsible for taxes, insurance, and maintenance. The lease also carries a corporate guarantee from ACV Auctions (NASDAQ: ACVA). GI zoning and immediate access to I-205 further define the property's industrial profile and operating context.
Key Highlights
- ±168,000 SF industrial warehouse on a ±10.6‑acre site
- 100% leased to Crosspoint NW Auto Auctions
- Absolute NNN lease with ACV Auctions (NASDAQ: ACVA) corporate guarantee
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
$1,360,427
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
6.80%
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%
$27,208,540
$27.2M
Cap Rate 7%
$19,434,671
$19.4M
Cap Rate 9%
$15,115,856
$15.1M
Market Conditions
NOI Build-Up for 168,000 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
$1.71M $10.20/SF
− Vacancy
−$113.1K −$0.67/SF
EGI
$1.60M $9.53/SF
− OpEx
−$240.1K −$1.43/SF
NOI
$1.36M $8.10/SF
Area
ZIP 97206
Vacancy
6.60%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
15.00%
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%
$27,208,540
Cap Rate 7%
$19,434,671
Cap Rate 9%
$15,115,856
Alternative Uses
Best Use
Warehouse
$19.43M
$17.01M – $22.67M
NOI $1,360,427 @ 7.0% cap · market cap 6.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$47.18M
$41.28M – $55.04M
NOI $3,302,498 @ 7.0% cap · market cap 16.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
555
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Johnson Creek Mini-Storage — 8935 SE Stanley Pl, Portland, OR 97206
- Self Storage — 9950 se 82nd ave, happy valley, or 97086
- West Coast Self-Storage Clackamas — 8319 SE Otty Rd, Happy Valley, OR 97086
- Public Storage — 8085 SE 82nd Ave, Portland, OR 97266
Frequently Asked Questions
What type of property is this?
Warehouse - GI-zoned industrial facility with secured outdoor storage and a freestanding office component.
Where is this warehouse located?
The property is located at 6803 SE Johnson Creek Boulevard Portland, OR.
What is the asking price?
The asking price for this property is $20,000,000.
What are key features of this property?
This property features: ±168,000 SF industrial warehouse on a ±10.6‑acre site; 100% leased to Crosspoint NW Auto Auctions; Absolute NNN lease with ACV Auctions (NASDAQ: ACVA) corporate guarantee
