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    4140 River Rd N Keizer, OR 97303
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    Property profile & analytics

    4140 River Rd N, Keizer, OR 97303

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    • Conventional restaurants
    • 1,991 SF
    Off-Market
    Property ID
    US71-0861012
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Conventional restaurants

    Property Details for 4140 River Rd N

    Year built
    1977
    Property type
    Conventional restaurants
    Property subtype
    Commercial land

    Description

    Here is a rare opportunity to own a half-acre commercial lot on the main road of Keizer, Oregon. The building on the property is home to a long-term, locally-famous restaurant tenant on a triple net, month-to-month lease for flexible re-write & built-in cashflow. This property is located along a high-volume main road lined with businesses, zoned for mixed use, and surrounded by multiple residential layers. 28k average daily traffic count on River Rd. Cherry Avenue bifurcation on opposite side of the property leads to and from MLK Blvd. Building is a 1991 S.F. converted residence built in 1977 with a full, unfinished basement. Current building tenant, Sweet Home Thai Cuisine, has been successfully operating there for over 10 years. Tenant is fine with either signing a new lease with buyer, or making way for new occupant or development purposes. Seller-carried financing terms available. City of Keizer will allow the removal of perimeter Douglas Fir trees, as they do not conform to the surrounding environment. This timber can be harvested at $800-$1000 / MBF (1000 Board Feet), buyer due diligence. Cell tower easement & rights were recently sold, and are not included in this sale. However, the tower easement now has a 35 year sunset, from perpetuity, back into the main property. Owner of property will get a monthly rent check from Verizon Wireless at that time. Do not disturb tenant.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Keizer
    County
    Marion
    State
    Oregon
    Longitude
    -123.026149
    Latitude
    44.985589

    Comparable in this City

    • $599,900

      Redevelopment Opportunity on River Road

      Commercial land for retail or office redevelopment with high traffic counts.
      3297 River Rd N, Salem, OR 97303
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    • $2,000,000

      High-Profile Commercial Site in Keizer

      0.80-acre commercial site with dual access and high traffic count.
      4200 River Rd N, Keizer, OR 97303
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      Keizer Station Development Ready Land

      1.8 acres, utilities in place, high-visibility location near I-5.
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      Keizer Office Building For Sale

      Commercial Mixed-Use property with high visibility and easy access.
      4205 Cherry Ave NE, Keizer, OR 97303
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      8,104 SF

      Fully Occupied Industrial Storage Units

      Fully leased industrial storage asset with strong returns.
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      1,318 SF

      Keizer Office Condo For Sale

      Office condo with solid tenant and monthly income.
      River Rd N, Keizer, OR 97303
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    Similar Nearby for Sale

    • $599,900

      Redevelopment Opportunity on River Road

      Commercial land for retail or office redevelopment with high traffic counts.
      3297 River Rd N, Salem, OR 97303
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    • $2,000,000

      High-Profile Commercial Site in Keizer

      0.80-acre commercial site with dual access and high traffic count.
      4200 River Rd N, Keizer, OR 97303
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    • Contact for pricing

      Keizer Station Development Ready Land

      1.8 acres, utilities in place, high-visibility location near I-5.
      5860 Mcleod Ln NE, Keizer, OR 97303
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    • $500,000

      Keizer Office Building For Sale

      Commercial Mixed-Use property with high visibility and easy access.
      4205 Cherry Ave NE, Keizer, OR 97303
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      8,104 SF

      Fully Occupied Industrial Storage Units

      Fully leased industrial storage asset with strong returns.
      1120-1130 Candlewood Dr NE, Keizer, OR 97303
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      1,318 SF

      Keizer Office Condo For Sale

      Office condo with solid tenant and monthly income.
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    Similar Nearby for Lease

    • Contact for pricing

      Corner Lot Ground Lease Available

      Highly visible corner lot for ground lease in Keizer.
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      28,048 SF

      Keizer Retail Space For Lease

      Retail and restaurant spaces available in Keizer, Oregon.
      6140-6194 Ulali Dr NE, Keizer, OR 97303
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      630 SF

      Retail Space in Keizer

      Retail and restaurant spaces available in a power center.
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      800 SF

      Retail Space in Power Center

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      3,647 SF

      Keizer Retail Space For Lease

      Retail and restaurant spaces available in a 670,000 SF power center.
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      18,100 SF

      Retail Space For Lease

      Retail and restaurant spaces available with high traffic volume.
      6039 Ulali Dr NE, Keizer, OR 97303
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    Keizer, OR 97303
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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