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    Property profile & analytics

    8401 Ivanhoe St Portland, OR 97203-4825

    • Retail space
    • 11,380 SF
    • 0.11 lot acres
    OFF-MARKET
    Last Sale
    Nov 23, 2021
    $3,800,000
    Value Estimations
    $4,005,000
    Show details
    Cap Rate Potential
    3%
    Retail space
    Location Intelligence
    Property ID
    US71-0446577
    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.

    Current Use by Public Records

    • The Park Tap House / Bar & Pub
    • Kingdom Market / Home Decor Store / Department Store

    Property Details for 8401 Ivanhoe St

    Year built
    1924
    Lot size
    0.11 lot acres
    Property size
    11,380 SF
    Zone code
    CS
    Property type
    Retail space
    APN
    1N1W12AB 08000
    APU
    1N1W12AB08000

    Description

    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.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $4,410,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $4,004,000
      Market price range: $1.75M - $4.00M
      AI Estimate
      $4,004,000
      Market price range: $1.75M - $4.00M

    • 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

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

    Location Insight

    • Map
    • Local Demand
    City
    Portland
    County
    Multnomah
    State
    Oregon
    Longitude
    -122.753
    Latitude
    45.5892
    CBSA code
    38900
    CBSA name
    PORTLAND-VANCOUVER-BEAVERTON, OR-WA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $25,063
    $0.00
    $0.00
    $945,820
    -
    $193,760
    $2,294,370
    $2,488,130

    Comparable in this City

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    • Value Estimation by Request
      0.00 Acres

      8915 Wi N Lombard St

      RETAIL STORES (PERSONAL SERVICES) • 0.00 Acres
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    • Value Estimation by Request
      0.39 Acres

      7740 Wi N Lombard St

      RETAIL STORES (PERSONAL SERVICES) • 0.39 Acres
      7740 Wi N Lombard St, Portland, OR 97203
      View Details
    • Value Estimation
      $1,080,000
      5,000 SF

      7304 Leavitt Ave, Unit 7318

      RETAIL STORES (PERSONAL SERVICES) • 5,000 SF
      7304 Leavitt Ave, Portland, OR 97203-4840
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    • Value Estimation by Request
      640 SF

      9464 Saint Louis Ave

      RETAIL STORES (PERSONAL SERVICES) • 640 SF
      9464 Saint Louis Ave, Portland, OR 97203-2281
      View Details
    • Value Estimation by Request
      1,224 SF

      6835 Fessenden St

      RETAIL STORES (PERSONAL SERVICES) • 1,224 SF
      6835 Fessenden St, Portland, OR 97203-1814
      View Details

    Similar Nearby for Sale

    • $3,600,000
      12,968 SF

      St. Johns Mixed-Use Investment

      Mixed-use property in prime St. Johns location with strong income.
      8737 N Lombard St, Portland, OR 97203
      View Details
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      Lombard St Mixed-Use Investment

      Portland, OR: 8,000 SF, Dual Buildings
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      Retail Property with Redevelopment Potential

      Former convenience store with redevelopment opportunities in Portland, Oregon.
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      Portland Restaurant Investment Opportunity

      High-Cap Rate, Fully Leased, Two Tenants
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      Turnkey Restaurant in University Park

      Restored restaurant and commercial kitchen in North Portland.
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    Similar Nearby for Lease

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      Retail space available with high traffic volume and easy access.
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      Retail Space in PDX Airport

      Retail space in high-traffic PDX airport district.
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      St. Johns Retail/Office Space

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    8401 Ivanhoe St
    Portland, OR 97203-4825
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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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