Three-Property Manufacturing
New
For Sale
$3,330,000
7411 7474 & 7531 Southeast Johnson Creek Boulevard, Portland, OR 97206
The properties have heavy power, updated warehouse lighting, and LI (Light Industrial) zoning.
Property Size23,011 SF
Price / SF$144.71
Days on Market4
Property Features for 7411 7474 & 7531 Southeast Johnson Creek Boulevard
General Information
Standard status
Active
Size
23,011 SF
Property subtype
Industrial
Zoning
LI
Occupancy
100%
Additional Details
Heavy Power
Yes
Building Details
Building Size
23,011 SF
Listing Agency:
Macadam Forbes
Listed By:
Joe Kappler · License #OR #200605069
(503) 972-7294
Source:
Macadamforbes
Added: Sep 24
Last Checked: Sep 26 at 4:53AM
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 Macadam Forbes
Investment Insights
Based on property information with market context.
The offering comprises three distinct manufacturing properties, each available on its own or as part of a combined purchase. Warehouse areas have new LED lighting, and the sites are served by heavy power. LI (Light Industrial) zoning applies across the properties.
A manufacturing company occupies the properties and expects to leave shortly after closing. The locations are on Southeast Johnson Creek Boulevard in unincorporated Clackamas County.
A manufacturing company occupies the properties and expects to leave shortly after closing. The locations are on Southeast Johnson Creek Boulevard in unincorporated Clackamas County.
Key Highlights
- Three separate properties offered together or individually
- LI (Light Industrial) zoning
- Heavy power
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
$186,338
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
5.60%
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%
$3,726,760
$3.7M
Cap Rate 7%
$2,661,971
$2.7M
Cap Rate 9%
$2,070,422
$2.1M
Market Conditions
NOI Build-Up for 23,011 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
$234.7K $10.20/SF
− Vacancy
−$15.5K −$0.67/SF
EGI
$219.2K $9.53/SF
− OpEx
−$32.9K −$1.43/SF
NOI
$186.3K $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%
$3,726,760
Cap Rate 7%
$2,661,971
Cap Rate 9%
$2,070,422
Alternative Uses
Best Use
Warehouse
$2.66M
$2.33M – $3.11M
NOI $186,338 @ 7.0% cap · market cap 5.60%
Second Best
Industrial
$2.06M
$1.81M – $2.41M
NOI $144,428 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$6.46M
$5.65M – $7.54M
NOI $452,344 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
699
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Portland, OR
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Frequently Asked Questions
What type of property is this?
Manufacturing property - The properties have heavy power, updated warehouse lighting, and LI (Light Industrial) zoning.
Where is this manufacturing property located?
The property is located at 7411 7474 & 7531 Southeast Johnson Creek Boulevard Portland, OR.
What is the asking price?
The asking price for this property is $3,330,000.
What are key features of this property?
This property features: Three separate properties offered together or individually; LI (Light Industrial) zoning; Heavy power
