Flex Space with
New
For Sale
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7712 NE Sandy Blvd, Portland, OR 97213
Single-level commercial space combining showroom, office, storage, warehouse, restroom, and break-area functions.
Property Size3,089 SF
Price / SF$165
Days on Market4
Property Features for 7712 NE Sandy Blvd
General Information
Standard status
Active
Size
3,089 SF
Property subtype
FLEX_R_AND_D
Listing Agency:
CBRE | Portland
(503) 221-4854
Listed By:
John Medak
(503) 221-4854
Source:
Moodyscre
Added: Aug 6
Changed: Aug 9
Last Checked: Aug 9 at 8:26AM
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 CBRE | Portland
Investment Insights
Based on property information with market context.
This single-level flex property includes approximately 3,089 square feet of building area on an approximately 8,571-square-foot lot. The interior configuration combines a showroom with back office, storage and warehouse areas, a restroom, and a break area. Commercial storefront windows, painted concrete and wood surfaces, wood frame and tile siding, and elevated ceiling volume bring natural light into the space. An outdoor courtyard is accessible from the southeast side, while a grade-level loading door is present but not currently in use.
The property fronts NE Sandy Boulevard in Portland and is near Highway 84 and Interstate 205. The adjacent lot provides parking. County records identify the parcel as Block 12 and indicate CM2 zoning, described as general commercial with multiple permitted use categories. The exterior is reported in fair condition, with fresh paint identified as a potential upgrade.
The property fronts NE Sandy Boulevard in Portland and is near Highway 84 and Interstate 205. The adjacent lot provides parking. County records identify the parcel as Block 12 and indicate CM2 zoning, described as general commercial with multiple permitted use categories. The exterior is reported in fair condition, with fresh paint identified as a potential upgrade.
Key Highlights
- Approximately 3,089 square feet of building area
- Approximately 8,571 square feet of lot area
- CM2 zoning identified in county records
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
$39,986
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
7.85%
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%
$799,720
$799.7K
Cap Rate 7%
$571,229
$571.2K
Cap Rate 9%
$444,289
$444.3K
Market Conditions
NOI Build-Up for 3,089 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
$70.4K $22.80/SF
− Vacancy
−$17.1K −$5.54/SF
EGI
$53.3K $17.26/SF
− OpEx
−$13.3K −$4.31/SF
NOI
$40.0K $12.94/SF
Area
Portland, OR
Vacancy
24.30%
Lease Rate
$22.80 /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%
$799,720
Cap Rate 7%
$571,229
Cap Rate 9%
$444,289
Alternative Uses
Best Use
Office B
$571.2K
$499.8K – $666.4K
NOI $39,986 @ 7.0% cap · market cap 7.85%
Second Best
Retail
$514.3K
$450.0K – $600.0K
NOI $36,002 @ 7.0% cap · market cap 7.06%
Theoretical Best
Office A
$867.5K
$759.0K – $1.01M
NOI $60,723 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
714
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97213, OR
31,260
Population
14,971
Households
2.1
Avg Household Size
40
Median Age
61%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
7,815
Density / Sq Mi
$95,801
Median Household Income
$56,941
Median Earnings
$1,490
Median Rent
$609,100
Median Home Value
Market
Vacancy Rate% for Office in Portland, OR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Single-level commercial space combining showroom, office, storage, warehouse, restroom, and break-area functions.
Where is this flex space located?
The property is located at 7712 NE Sandy Blvd Portland, OR.
What is the asking price?
The asking price for this property is $509,685.
What are key features of this property?
This property features: Approximately 3,089 square feet of building area; Approximately 8,571 square feet of lot area; CM2 zoning identified in county records
