CM2 Corner Commercial
For Sale
$820,000
8523 SE STARK St, Portland, OR 97216
CommercialSale, Portland, OR
Property Size2,729 SF
Lot Size0.29 Acres
Price / SF$300.48
Days on Market615
Property Features for 8523 SE STARK St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CM2
Directions
SE 86th and SE Stark.
Subdivision
_143
Standard status
Active
APN
R284602
Size
2,729 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
TERRACE PK, BLOCK 4, E 1/2 OF LOT 2, LOT 3
Tax Annual Amount
10371
Legal Description
TERRACE PK, BLOCK 4, E 1/2 OF LOT 2, LOT 3
Utilities
Heating system
Forced Air
Building Details
Year built
1937
Floors in Building
2
Building materials
Frame, FullBasement
Roof type
Composition
Listing Agency:
Rose Country Realty
(971) 570-2216
Listed By:
Annie Wrucke · License #960800173
(503) 894-8989
Added: Jan 10, 2025
Changed: Sep 9
Last Checked: Sep 17 at 9:06PM
MLS# 638680121
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 0.29-acre commercial land offering includes two parcels on a corner site with access from two points. Existing improvements total 2,729 square feet and include a frame structure with a full basement, forced-air heating, and a composition roof; the improvements are being considered primarily in relation to the land value. A billboard lease is in place, and utilities are available at the street, although the gas meter has been removed.
The property is positioned near major arterials and freeway routes within an established East Portland corridor. CM2 zoning supports a range of commercial and mixed-use development concepts, including combinations of retail and residential uses, subject to buyer verification. Interior access is available by appointment.
The property is positioned near major arterials and freeway routes within an established East Portland corridor. CM2 zoning supports a range of commercial and mixed-use development concepts, including combinations of retail and residential uses, subject to buyer verification. Interior access is available by appointment.
Key Highlights
- 0.29‑acre commercial land offering with two parcels
- Corner site with dual access points
- CM2 zoning supports commercial and mixed‑use concepts, subject to buyer verification
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
$36,842
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
4.49%
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%
$736,840
$736.8K
Cap Rate 7%
$526,314
$526.3K
Cap Rate 9%
$409,356
$409.4K
Market Conditions
NOI Build-Up for 2,729 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
$65.5K $24.00/SF
− Vacancy
−$6.5K −$2.40/SF
EGI
$58.9K $21.60/SF
− OpEx
−$22.1K −$8.10/SF
NOI
$36.8K $13.50/SF
Area
Portland, OR
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$736,840
Cap Rate 7%
$526,314
Cap Rate 9%
$409,356
Alternative Uses
Best Use
Mixed Use
$526.3K
$460.5K – $614.0K
NOI $36,842 @ 7.0% cap · market cap 4.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$766.4K
$670.6K – $894.1K
NOI $53,646 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,011
Businesses Nearby
Explore this area
Business Placement
Demographics for 97216, OR
17,488
Population
7,235
Households
2.4
Avg Household Size
39
Median Age
33%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
6,995
Density / Sq Mi
$71,951
Median Household Income
$42,537
Median Earnings
$1,390
Median Rent
$439,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Commercial land - CM2 zoning and dual access support evaluation of commercial or mixed-use redevelopment concepts.
Where is this commercial land located?
The property is located at 8523 SE STARK St Portland, OR.
What is the asking price?
The asking price for this property is $820,000.
What are key features of this property?
This property features: 0.29‑acre commercial land offering with two parcels; Corner site with dual access points; CM2 zoning supports commercial and mixed‑use concepts, subject to buyer verification
