Historic Downtown Gresham Commercial
For Sale
$749,995
835 N MAIN, Gresham, OR 97030
Charming 1911 building in vibrant downtown Gresham.
Property Size2,525 SF
Lot Size0.22 Acres
Price / SF$297.03
Days on Market400
Property Features for 835 N MAIN
General Information
Standard status
Active
Size
2,525 SF
Lot size
0.22 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,399
Amenities
Central air
Central Air Cooling
Composition Roof
Forced Air Heating
Off Street
On street
Building Details
Year Built
1911
Listing Agency:
JOHN L. SCOTT PORTLAND METRO
(503) 665-0111
Listed By:
KENNETH CAHILL · License #930400123
Source:
Corcoran
Added: Jul 18, 2025
Changed: Aug 20
Last Checked: Aug 20 at 4:21AM
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 JOHN L. SCOTT PORTLAND METRO
Investment Insights
Based on property information with market context.
This historic 1911 building is located in the heart of downtown Gresham, surrounded by shops, restaurants, and community events. The main level features original details including box beam ceilings, a fireplace, built-ins, two ADA restrooms, and an ADA ramp. The property is suitable for retail, office, gallery, or dining use, and was previously a restaurant. A separate entrance leads to the upper level, which includes two rooms, a bathroom, and a kitchenette. The upper level is suitable for office, studio, or flexible commercial use. The building also features a 1,598 sq ft basement that offers storage or potential additional use. The total property size is 2,525 sq ft. The property is zoned for a variety of commercial uses.
Key Highlights
- Prime location in the heart of vibrant Historic Downtown Gresham with high visibility and strong foot traffic.
- Beautifully preserved 1911 building with stunning original details like box beam ceilings, a fireplace, and built‑ins.
- Versatile main level suitable for retail, office, gallery, or dining, with two ADA restrooms and an ADA ramp.
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
$32,934
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
4.39%
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%
$658,680
$658.7K
Cap Rate 7%
$470,486
$470.5K
Cap Rate 9%
$365,933
$365.9K
Market Conditions
NOI Build-Up for 2,525 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
$47.0K $18.60/SF
− Vacancy
−$3.1K −$1.21/SF
EGI
$43.9K $17.39/SF
− OpEx
−$11.0K −$4.35/SF
NOI
$32.9K $13.04/SF
Area
Gresham, OR
Vacancy
6.50%
Lease Rate
$18.60 /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%
$658,680
Cap Rate 7%
$470,486
Cap Rate 9%
$365,933
Alternative Uses
Best Use
Specialty Retail
$470.5K
$411.7K – $548.9K
NOI $32,934 @ 7.0% cap · market cap 4.39%
Second Best
Office B
$427.2K
$373.8K – $498.4K
NOI $29,906 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$577.0K
$504.9K – $673.2K
NOI $40,390 @ 7.0% cap · market cap 5.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,760
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97030, OR
39,492
Population
16,500
Households
2.4
Avg Household Size
37
Median Age
21%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
5,266
Density / Sq Mi
$61,793
Median Household Income
$40,352
Median Earnings
$1,604
Median Rent
$418,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Charming 1911 building in vibrant downtown Gresham.
Where is this storefront property located?
The property is located at 835 N MAIN Gresham, OR.
What is the asking price?
The asking price for this property is $749,995.
What are key features of this property?
This property features: Prime location in the heart of vibrant Historic Downtown Gresham with high visibility and strong foot traffic.; Beautifully preserved 1911 building with stunning original details like box beam ceilings, a fireplace, and built‑ins.; Versatile main level suitable for retail, office, gallery, or dining, with two ADA restrooms and an ADA ramp.
