Mixed-Use Property with
For Sale
$549,000
8721 SE FOSTER Rd, Portland, OR 97266
CommercialSale, Portland, OR
Property Size1,694 SF
Lot Size0.14 Acres
Price / SF$324.09
Days on Market103
Property Features for 8721 SE FOSTER Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CM2
Directions
SE Foster Rd .3 miles west of I-205
Subdivision
_143
Standard status
Active
APN
R231154
Size
1,694 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
ORPHA PK, BLOCK 2, LOT 4
Tax Annual Amount
3745
Legal Description
ORPHA PK, BLOCK 2, LOT 4
Utilities
Heating system
Forced Air
Amenities
off-street parking
Building Details
Year built
1908
Floors in Building
1
Roof type
Composition
Listing Agency:
Li Lanz Properties, LLC
(503) 936-4154
Listed By:
Li Lanz · License #200308290
(503) 936-4154
Added: May 16
Changed: Aug 25
Last Checked: Aug 26 at 2:06AM
MLS# 726363878
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 mixed-use property combines a 914-square-foot residence with two bedrooms and 1.5 bathrooms and a 780-square-foot retail storefront. The commercial portion includes display space and inventory areas, while the residential component supports an integrated live-work arrangement. The building dates to 1908, has forced-air heating and a composition roof, and is zoned CM2.
The property is located on SE Foster Road in Portland, with frontage along the street and access to off-street parking behind the building. I-205 is nearby. The sale includes the real property, an established specialty business operating for 24 years, equipment, and inventory including koi, goldfish, pond plants, filtration systems, water treatments, and maintenance accessories.
The property is located on SE Foster Road in Portland, with frontage along the street and access to off-street parking behind the building. I-205 is nearby. The sale includes the real property, an established specialty business operating for 24 years, equipment, and inventory including koi, goldfish, pond plants, filtration systems, water treatments, and maintenance accessories.
Key Highlights
- 1,694‑square‑foot mixed‑use property with residential and retail components
- 914‑square‑foot residence with 2 bedrooms and 1.5 bathrooms
- 780‑square‑foot retail storefront with display and inventory areas
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
$22,869
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
4.17%
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%
$457,380
$457.4K
Cap Rate 7%
$326,700
$326.7K
Cap Rate 9%
$254,100
$254.1K
Market Conditions
NOI Build-Up for 1,694 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
$40.7K $24.00/SF
− Vacancy
−$4.1K −$2.40/SF
EGI
$36.6K $21.60/SF
− OpEx
−$13.7K −$8.10/SF
NOI
$22.9K $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%
$457,380
Cap Rate 7%
$326,700
Cap Rate 9%
$254,100
Alternative Uses
Best Use
Mixed Use
$326.7K
$285.9K – $381.2K
NOI $22,869 @ 7.0% cap · market cap 4.17%
Second Best
Office B
$313.3K
$274.1K – $365.5K
NOI $21,928 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$475.7K
$416.3K – $555.0K
NOI $33,300 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
788
Businesses Nearby
Explore this area
Business Placement
Demographics for 97266, OR
36,095
Population
13,863
Households
2.6
Avg Household Size
37
Median Age
29%
College-Educated
85%
High-School Grad
6.1 sq mi
ZIP Area
5,917
Density / Sq Mi
$71,791
Median Household Income
$39,856
Median Earnings
$1,532
Median Rent
$420,800
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?
Mixed-use property - Live-work configuration combines a two-bedroom residence with a customer-facing retail storefront and rear off-street parking.
Where is this mixed-use property located?
The property is located at 8721 SE FOSTER Rd Portland, OR.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 1,694‑square‑foot mixed‑use property with residential and retail components; 914‑square‑foot residence with 2 bedrooms and 1.5 bathrooms; 780‑square‑foot retail storefront with display and inventory areas
