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Property profile & analytics
OFF-MARKET
Estimated value
$4,005,000
Retail space
8401 Ivanhoe St Portland, OR 97203-4825
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US71-0446577
Property summary
AI-generated overview
This exceptional 1,950 square foot retail space is located within the historic Lindsey Lofts building at 8401 N Ivanhoe St, Portland, OR 97203, on the corner of N Ivanhoe St and N John Street. Built in 1920 and extensively renovated in 2006, this three-story building offers a blend of character and modern amenities. The space itself is a second-generation retail/restaurant space, previously used as a sports bar and taphouse, making it ideal for a similar concept or adaptable to various other uses. The unit boasts dual exposure, providing excellent natural light and visibility. The asking lease rate is $3,900 per month, modified gross, plus utilities. The total building size is 13,557 square feet, with 1,950 square feet currently available for lease. This prime location in the vibrant St. Johns neighborhood of Portland presents a unique opportunity for a business seeking a well-established space with significant street presence. The space is immediately available. Further details are available upon request.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1924
Total area
11,380 SF
Lot
0.11 ac (5,000 SF)
Zoning code
CS
APN
1N1W12AB 08000
UPID
US71-0446577
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
The Park Tap House Bar & Pub
-
Kingdom Market Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.00M
Blend (final)
Blend
$4.01M
Owner & transaction history
Lindsey Lofts LLC · 4 yrs held
Lindsey Lofts LLC
since 2021
Last sale
$3.8M
4 recorded transactions
Zoning & alternative use
CS · Portland, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+36.8%
Auto repair, garage
$3.5M
+22.0%
Medical building
$3.4M
+20.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Portland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portland submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$4,410,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,850,000
Current use
RESTAURANT
$3,895,000
Change: +37% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,475,000
Change: +22% · Conversion: Difficult
MEDICAL BUILDING
$3,435,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$3,290,000
Change: +15% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,275,000
Change: +15% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,025,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$4.01M
Range $3.60M – $4.41M · ±10% · vs last sale $3.80M (Nov 23 2021)
Last sale anchor
$3.80M
Nov 23 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$352 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$25,063
Tax year 2023
Assessed value
$945,820
Assessed 2023
Previous assessed
$918,280
+3.0% YoY
Effective rate
2.65%
On assessed value
Land market value
$193,760
Improvement market value
$2,294,370
Total market value
$2,488,130
Applied tax rate
710.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1924
Heating
NONE
Stories
3
Units
6
Total area
11,380 SF
Lot
0.11 ac (5,000 SF)
Zoning code
CS
APN
1N1W12AB 08000
UPID
US71-0446577
Jurisdiction
MULTNOMAH
Zoning & alternative use
CS · Portland, OR
Zoning CS · permitted uses
CS · Portland, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.9M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.0M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1924
Heating
NONE
Stories
3
Units
6
Lot
0.11 ac
Current owner
From public records · entity-resolved
Lindsey Lofts LLC
Entity
Mailing address
PO BOX 63, WEST LINN, OR 97068-0063
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$3,800,000
Lindsey Lofts LLC
Nw St Johns LLC
Warranty Deed
$330,000 · Northwest St Johns LLC
Jul 19, 2005
—
Nw St Johns LLC
Carmen,roy R
Grant Deed
related
—
Jan 26, 2005
—
Roy R Carmen
Northwest Ivanhoe LLC
Grant Deed
related
—
Aug 31, 2001
$362,870
Northwest Ivanhoe LLC
Crawford Housing Partners LLC
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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