Category: Business Relocating

Business Relocating

Mt. Tabor CrossFit Renamed Relocated and Retaining Community

Mt. Tabor CrossFit at 8028 NE Glisan Street sold to new owners Lindsey Overbay and Ryder Williams in mid-June 2026 and changed its name to Iron Keep Fitness. At the same time, the gym relocated less than a mile north to 2310 NE 82nd Avenue across from the Leodis V. McDaniel High School athletics field. Despite the changes, the organization retained most of the coaches and the people who use this fitness community for their regular workout routines.

A smiling couple posing together, both wearing red t-shirts, in a gym setting with exercise equipment in the background.
Iron Keep Fitness owners Ryder Williams and Lindsey Overbay

Alexis Jaramillo opened Mt. Tabor CrossFit on NE Glisan Street in January 2012. She grew that business over the following decade, outlasting many other larger gyms in the area. Williams explained that he learned about the opportunity to take over this established business over a year ago when deployed overseas with the Mississippi National Guard. “I was in Kuwait, and I had previously worked for the Mississippi University for Women as their strength and conditioning coach.” Williams wanted to find a better-fitting workplace with more team-level participation when he returned. “I sent my resume out to a bunch of different people all over the country. The previous owner saw my resume, and we had some Zoom interviews where Alex mentioned that she was looking for a general manager to hand over ownership to,” said Williams.

Sign for MT Tabor CrossFit and Therapeutic Associates Physical Therapy, featuring information on fitness and rehabilitation services.
Closed Mt. Tabor CrossFit location’s sign at 8028 NE Glisan St

After a visit to Portland to ensure the community was a good fit for Overbay and Williams, they relocated from Kentucky. “We just love the community, love the people. And we stayed here for about a year and a half as the general manager. Then we decided this does look like a viable business for us and we moved forward with the purchase,” recalled Williams. Overbay added that it was important that the gym community knew them before trying to make a change. “We got pretty close to the members and know them well. Because an ownership change is naturally a lot. So being able to trust us as the new owners made a big difference, I feel.”

The new ownership team decided to make all the changes at once to minimize disruption. “We thought that it was just going to be more manageable if we ripped the band-aid off all at once. So when we moved, we changed the name, and we changed the website,” explained Williams. The name change had geographic and ideological justifications. “First, we moved a little bit out of the Mount Tabor area, so keeping Mt. Tabor CrossFit didn’t really make sense. Second, we wanted to break away from CrossFit as an organization. Its stances and values are not conducive to our stances and values, specifically their stance on trans athletes, and their recent big event was sponsored by the U.S. Border Patrol. In a climate like today, we said, ‘That’s not our values as an organization.’” The gym still uses the functional fitness approach it has always taught, focusing on strengthening users for everyday movements that improve people’s active lives and mobility.

A fitness studio featuring several Rogue brand air bikes, exercise equipment, and a wall-mounted challenge rating roster.

Set on changing the company’s name, Overbay and Williams looked to their own recreational interests for inspiration. “We’re both huge Dungeons & Dragons nerds—we’re frequent visitors to Board Bar Games on Stark Street—and we wanted to have something that works with that image of dragons and castles,” remarked Williams. They found most members supportive of the name change and adaptable to the move. “Some people do have to bike instead of walk, but I think that’s been pretty manageable, especially for Portland,” explained Williams.

A gym interior featuring several black training rigs with gymnastics rings and straps, alongside a white wall with a red stripe and a digital timer on the wall.
A tall bay room offers hight for ropes and other vertically demanding workouts

The new building offers around the same amount of gym floor space, but it has the added advantage of greater equipment storage capacity, and the fenced parking lot has more spaces. Williams noted that the slower neighborhood streets behind the new location are safer for the members running as part of a workout. “It is nice just to go out and run in a neighborhood back behind here rather than busy NE Glisan where you sometimes have to stop because of cars. Yeah, it’s been a very positive move for us.”

Interior of a fitness or health-related retail space with shelves displaying products, a wooden cabinet, and seating. The room has grey curtains, a plant, and various health items organized on racks.
Retail space offering tape, apparel, and nutrition

The gym retained much of its past structure but with a challenge rating system. “It’s based on Dungeons & Dragons, where you choose your challenge based on how difficult you want something to be,” said Williams. They want to assess members’ current status and then adjust expectations on where they are and what goals the member has. “We can assign challenge ratings based off of where they’re at and then give people a super clear path forward.” Members span a wide age range, and they want a comfortable space. They currently have a little over 100 members. Participation fluctuates through the year as people’s schedules change. Williams said membership is month-to-month, with no long-term commitments. On weekdays, they open at 5:30 a.m. with pre-work classes. They also offer midday classes and after-work sessions ending at 7:30 p.m. Outside the Monday through Friday structure, there is room for people to bring in guests or take on harder challenges. “On Saturdays we run a 9 a.m. class, which is generally a partner workout where we encourage people to bring friends and try it out. At 10:15 we run a two-hour competitor class; that is for people that want to do a longer session with more high skill stuff like climbing ropes or carrying heavy sandbags,” said Williams.

A well-equipped gym space featuring a variety of weights including dumbbells and kettlebells, a large screen displaying workout instructions, and exercise mats.
Two large, worn-out tires leaning against a gray brick wall outside a gym.
Entrance of a building with the address '2310', featuring a 'For Lease' sign and a banner announcing that 'Iron Keep Fitness' is now open.

Iron Keep Fitness has programs for 55-and-older people who may be new to or returning to fitness. They have a teen class with sports-oriented goals and many levels in between. The owners want everyone to feel comfortable coming into their gym. They explained that people shouldn’t worry about not having enough strength to work out because becoming fit is why people should work out, and they want to help individuals achieve that goal. Interested people can visit ironkeepfitness.com or call 888-271-4194 to find out more and schedule a trial visit.

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Business Relocating, Food and Drink, New Business

HK Halal Smash Burgers Joining Amaye on NE Glisan

Amaye International Restaurant celebrated the opening of its second location serving Somali food in July. The larger space at 10114 SE Division Street made room for its growing success as a community dining destination. A month later, they closed the original space at 8000 NE Glisan Street for renovations. At 5 p.m. on September 4th, the corner space on NE Glisan will officially welcome HK Smash alongside many of its traditional Somali menu items. Guests can now order Halal smash burgers, wings, fries, and milk cakes from this Glisan Street location.

A notice on a door announcing the closure of Amaye 1, including details about a new menu and location under 'Amaye International' in Portland, Oregon.
Posted sign saying the location closed for a new look and menu rollout

Amaye International Restaurant took over the NE Glisan storefront from Paitong Thai Cuisine in late 2022 and steadily grew its regular customers. Weekends saw hours of full tables as people cycled through the space for food and connection with friends. The new SE Division Street shop offers three private sections for women-only events and families. They now advertise seating for over 50 guests and room for people to enjoy their renowned meals comfortably.

HK Smash uses Halal meat—butchered from permitted animals that have been slaughtered according to Islamic dietary laws—to create popular American fast casual foods. The new embedded restaurant was created by Hamza Kassim, the son of Amaye’s owner. His team will serve the signature pressed burgers alongside smoothies and slushies, with Milk Cakes and other dessert options to expand the menu. HK Smash pop-up events received many positive reviews, and now fans can find it as part of the permanent menu.

Interior of a restaurant featuring wooden tables and chairs with red accents, a counter with food service equipment, and a variety of soft drink machines.
Recently repainted black and red highlighted interior at 8000 NE Glisan St with new flooring in a gray finish

The shop has received new flooring and paint as it readies for customers. After the Grand opening this Friday, people can order the Halal smash burgers Wednesday through Thursday from 1 to 10 p.m. Friday through Sunday, the hours shift later, with service from 3 p.m. to 1 a.m. HK Smash is closed on Mondays and Tuesdays.

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Business Relocating

Portland Tool Peddler Moves to NE Glisan

The owners of Portland Tool Peddler recently completed the move of their five-year-old tool repair business from SE 64th Avenue and Powell Boulevard to 7115 NE Glisan Street. Cindy Chambers Moreno and Matt Moreno formed the company in 2021 after Matt left O’Neills Tools & Equipment which was once located on the same block as their new storefront. The family-run shop services a wide range of power tools and is one of the only authorized repair centers in the area for many well-known manufacturers.

A greenworks electric lawn mower displayed in a storage area surrounded by various tools and equipment, including boxes and shelves filled with gardening and cleaning appliances.

Although this new location was closer to home for the owners, and a return to a neighborhood they know well, Matt Moreno said the SE Powell storefront was a good space with ample parking and a secure gate. However, increasing rent at their original space and a better store layout on NE Glisan made the move to Montavilla appealing. “It’s about the same square footage. It’s just a different shape. The other store was longer. It was hard for me to get back there and do work because the door’s 100 feet away, the phone rings, and I got to go to the computer,” recalled Moreno. “10,000 steps in a day, walking back and forth, is a bit much.” The team kept the dark store colors from the previous tenant, Devout Rcrds. “I just left it black. If I painted it, I’d end up getting it dirty; black is good for the work,” remarked Moreno.

Early in his life, Moreno developed an appreciation for repair over replacement and the value of a good tool. “On my 10th birthday, my dad gave me a broken lawn mower and told me if I wanted school clothes that were different than what he was going to buy me, ‘fix this mower and go make some money,'” said Moreno. “And I fixed the mower, and I went and made some money.” Those formative skills brought him to O’Neills Tools, where he was the only non-family employee during his time there. After 13 years, Cindy Chambers Moreno suggested they strike out on their own. Already a skilled service technician working in the industry, Matt Moreno said the manufacturers were interested in working with the couple’s new company. They are currently an authorized independent service center for Ryobi, Ridgid, Greenworks, Hart, PowerStroke, BlackMax, Homelite, and Hyper Tough.

A collection of vintage items and artwork displayed on a wall and shelves, including a stained glass piece, a framed painting of a child on a tricycle, various tools, and decorative signs.
Matt Moreno decorates the shop with old items he has collected over the years

In addition to warranty repairs, people can bring them most other tool brands that need work. They can work on gas and electric tools but can not service riding gas lawnmowers due to their size and weight. However, Portland Tool Peddler will accept battery-powered riding mowers where many shops will not. Their wide range of repair offerings makes the business a destination for tool owners looking to keep their items in service. “We get them shipped in from California, Washington, a lot of people from the Seattle area,” explained Moreno. “The riding battery lawnmowers, we’re the only ones that will mess with those, any brand, any kind, anywhere in the entire state.”

Matt Moreno notes that not all tool brands are supported with parts at the same level as others. “If I have parts, I’ll fix it. No problem. Getting the parts sometimes is just a nightmare. Especially with the DeWalt and Black & Decker because they have a 14-day holding period.” He explained that because most modern tool makers share the same ownership, many parts are interchangeable. He also asserts that people often overpay for brand names when the tool quality is similar. “You’re buying a color because that orange Black & Decker has the same parts as the yellow $279 DeWalt. You’re paying $210 more for a yellow color over the orange color; it has the same parts in it.”

A cluttered garage or store filled with various lawn equipment and tools, including mowers and power tools, displayed on shelves and tables.

Moreno dislikes seeing anything thrown away and hopes people will bring in their old tools. He thinks people would be surprised by how long an old tool can last, as long as the manufacturer still makes parts, and many people are surprised to find some broken items still have warranties. There is no absolutely reliable tool, but having a good warranty is what makes a difference in Moreno’s experience: “I don’t trust any of them, but the Ridgid brand, there is no way in the world anybody can beat this brand in warranty, period. They offer a lifetime warranty, including batteries, chargers, service, everything for life, as long as you register the tool within 90 days.” There are limits to the Ridgid lifetime warranty, but his experience servicing that equipment has convinced Matt Moreno it is worth his money. “I probably have 35, 40 different Ridgid tools, I’ve been using them for 10 to 20 years, and you can’t beat it.”

The Portland Tool Peddler will sell some used tools with an in-shop warranty, but it is not their primary business, and they have inconsistent inventory. They do not buy tools, despite acknowledging the need: “It’s hard to find homes for [used tools], and that’s gotten worse in our area here because Ted’s Tool Shed closed down. He was the last actual tool buyer, so now without Ted around, there’s no more used tools besides the pawn shop, and they’re gonna offer you 10 cents on the dollar,” Moreno said.

Exterior view of the Portland Tool Peddler building, featuring a gray wooden facade with multiple windows and a central sign displaying the name.

The shop owners hope people will come by with their broken tools before throwing them out. “We service all [tool] brands, I mean, KitchenAid mixers, sheep shears. Pretty much, if you drag it down here, I’ll tell you if I can do it or not.” They have a $25 minimum repair charge, but they can look at most small tool items before quoting the full price, without charge. Anything that demands two hands to move around requires customers to put down a $60 deposit toward the repair; plumbing tools require a $100 deposit. “You go through a lot of gloves when you’re touching plumbing tools because you don’t know where that thing’s been,” said Moreno.

The shop is open six days a week, from Monday through Friday, 8 a.m. to 5 pm., and Saturdays, 8 a.m. to noon. People can walk in without an appointment, and most repairs are done within a week if parts are available.

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Business Relocating, Entertainment

Victress Relocates in Less than a Year on NE Glisan

Victress Entertainment recently relocated from 6824 NE Glisan Street, less than a year after moving into that shop from its previous storefront at 7303 SE 82nd Avenue. The adult entertainers working at that business will continue to offer a range of private shows at its new location on SE 122nd Avenue. The now vacant NE Glisan storefront has seen significant turnover, having previously hosted Tusi’s Deli Creations, PDX Nutrition, and DB Dessert Company.

DB Dessert Company’s owner moved out in 2022, investing their efforts in the company’s Alberta District location at 2624 NE Alberta Street. The two businesses that followed DB Dessert Company did not succeed, and the owners moved on to other ventures, ceasing operation. The most recent tenant was the only non-food-related business in the space for the last decade. Not long after Victress Entertainment opened in the space, the city received an “Unpermitted Change of Use” complaint. In January, the business’s owners filed permit application 26-003943 to “Legalize change of use from bakery to modeling studio, with tenant improvement with new interior walls for interview room, break room, and laundry room.” That permit is still under review, but may no longer be active, as they have vacated the space and relocated to a former massage business storefront at 3131 SE 122nd Avenue.

Exterior of Victress Entertainment, LLC building with a stone base and large windows, located at 6824. The windows are covered, and there is a nearby business with a visible sign.
Victress Entertainment July 2025 soon after opeing

Although this location has experienced higher turnover than most in the area, that is not necessarily indicative of a problem storefront. In some ways, it can be a sign of a property owner who is willing to take on more risk when leasing to small businesses. Short-term commercial leases typically run for 1 to 3 years, while most property owners prefer 5- or 10-year commitments. Storefront turnover carries substantial cost beyond the lost revenue while it sits empty. Most spaces are not left in rentable condition and need to be cleared out and upgraded to make them suitable for the next venture. Owners may also offer incentives to fill the space, such as rent discounts during construction or landlord-paid upgrades.

NE Glisan Street and Montavilla in general have a sizable number of independently owned storefronts. While not always classified as affordable retail units, the older buildings with smaller, divisible spaces can naturally create cost-effective rents attractive to people looking to start a business. However, new businesses are risky for the people who start them and those who rent to them. Oregon has a higher-than-average first-year failure rate for businesses. This well-known challenge facing new Portland locations leaves some property owners wary of taking on the risk of renting to first-time commercial tenants. Larger organizations have shown an aversion to renting to an unknown first-time business operator. It takes independent building owners willing to accept uncertainty when making room for creative ideas to flourish or fail in their properties.

An empty room with beige walls, a concrete floor, and a door in the back. There are exposed pipes and electrical fixtures on the walls.
6824 NE Glisan clean and ready for new tenant May 2026

Shopfronts like 6824 NE Glisan Street can allow entrepreneurs to take risks. However, if people do not look to start a business in the first place, or those businesses do not receive support during a vulnerable time in operation, storefronts can attract more transient businesses that fill a void before relocating. People can watch this space and others like it opening up along NE Glisan to potentially find the next new venture.

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Business Relocating, Food and Drink, New Business

Stoopid Burger Returns to NE Glisan

On April 21st, the renowned and storied Stoopid Burger opened a new location inside the Rocket Empire Machine food hall at 6935 NE Glisan Street. This new location is Portland’s second brick-and-mortar space for the Oregon chain, which also operates a Lloyd Center restaurant and a St. Helens food truck location. This new location is just 2.5 miles from its original restaurant, which closed during the pandemic. They are known for massive towering burger creations and have received local and national recognition.

A colorful banner for 'Stupid Burger' featuring a cartoon burger with eyes and the text 'COMING SOON' above it, set behind a metal grate.
Stoopid Burger “cooming Soon” sign from early April

Stoopid Burger opened as a food cart at the corner of N Fremont Street and N Vancouver Avenue in 2014, and expanded into a storefront at 2329 NE Glisan Street in 2017. That year, Willamette Week named the signature Stoopid Burger Portland’s best classic burger. The venture closed in 2020, with the Willamette Week reporting that Co-owners John Hunt and Danny Moore parted ways. Moore revived the brand in 2021, transitioning into two food trucks. In 2025, Stoopid Burger took over the 1950s-style diner space at Lloyd Center mall. The St Helens, Oregon, food truck location is the organization’s only remaining mobile kitchen.

Interior of a burger restaurant featuring an 'OPEN' neon sign and a digital menu board displaying various burger options, sides, and drinks. A cook is seen preparing food in the kitchen area.

Moore explained that with the impending closure and demolition of the Lloyd Center this August. The NE Glisan location will become the only brick-and-mortar storefront for his company. He said he is excited to move back to NE Glisan and enjoys the Montavilla neighborhood. He thinks people will appreciate the $5 “Super Boring” burger on the menu, noting that people are experiencing hard times, and it is important to hit that price point. He also wanted people to know about their fried fish, remarking, “People are calling our fish some of the best in Portland.” All locations serve the same menu, so fans of the Lloyd Center restaurant can start visiting the NE Glisan location to get their Stoopid Burger fix.

A large banner displaying the name 'Stoopid Burger' with a cartoon burger graphic and contact number 971.668.7237.

The Montavilla Stoopid Burger location is open daily from 11:30 a.m. to 9 p.m. It replaced Alleamin African Kitchen in the Rocket Empire Machine food hall. Moore said the new space will offer the same “bold flavors” his company is known for in a good location. The burger restaurant lets people order at a kiosk, freeing the cook to prepare the food. In the future, when the service is activated, customers can call 971-668-7237 to place an order. Until then, people can stop in and reintroduce themselves to this returning business or discover it for the first time.

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Promotion: Montavilla News is supported by contributions from businesses like Otter Wax, a neighborhood producer of small-batch specialty goods handcrafted in Portland. Using only natural ingredients, they make modern care products that are steeped in tradition. We thank them for their support.

Business Relocating, Construction, New Residence

Affordable Housing Rising Above Methodist Church

Recently, the members of Montavilla United Methodist Church voted to demolish all their buildings at 232 SE 80th Avenue to create three stories of affordable housing above a new ground-level worship space that will also share resources with support organization Rahab’s Sisters. Reverend Heather Riggs explained that this site transformation will embrace the faith-based group’s efforts to provide resources it sees needed in the community while reducing its operational burden of maintaining an aging building. The project is in pre-development with a target completion date of 2030. Until the city approves permits, parishioners and users of the midcentury building will continue to gather there.

Riggs said they plan to maximize housing options on the site while respecting the neighborhood’s scale and preserving on-site parking for the gathering space. The 0.88-acre property occupies nearly a full block and is shared with only one single-family residence. The Residential Multi-Dwelling 2 zoning of the site allows up to four stories and has a three-to-one Floor Area Ratio through bonus provisions for affordable housing.

Interior of a church decorated for Christmas, featuring a large cross, Christmas trees, and festive lights.
Montavilla United Methodist Church December 2024

Riggs explained they are in a pre-development phase and working to formalize a relationship with a prospective developer who will take ownership of the property and rent back the ground floor to the congregation at a discounted rate. The agreement will target an Area Median Income (AMI) restriction for future residents of 30 to 60 percent for the anticipated 72 units of regulated affordable housing. The Methodist Church wants the property to remain affordable for at least 60 years. “We would like to be in the 30 [AMI] range because that’s what’s affordable for our local baristas and for our local restaurant workers,” said Riggs. “This is not free housing. This is housing for people who work, who cannot afford to live in the city where they work.”

The final configuration of units and income targets depends on the funding available at the time of construction. Riggs noted that affordable housing projects require specialized skill sets to fund and manage. That is why the congregation and regional Methodist leadership are planning to transfer the land to another group rather than keeping it under church control. “Honestly, one of our priorities has been to get out of the business of building management so that we can focus on ministry,” said Riggs. The older property, built between the 1940s and 1950s, takes considerable funds to maintain. The building also sits empty more often than it is occupied, attracting unwanted attention and vandalism. Church leadership feels that having people living above the worship space will make the property more active and safer for the surrounding community.

Exterior view of a brick church with a tall, green steeple, featuring a welcoming sign detailing community values of peace, prayer, and learning, surrounded by trees and grass.

Demolishing the building could seem like a loss of history, but Riggs explained it is part of the site’s tradition to adapt to changing needs. Initially, a large wooden structure painted white served as a place of worship at this site. That was torn down to make way for the larger facility that accommodated a growing congregation in the 1950s. Now the faith community sees the mission changing again. The city needs housing, and the younger members of the church started the conversation around adapting the site’s use to address both faith and service to Portland’s needs.

A committee of knowledgeable members will take on preservation work, identifying the precious items that need to become part of the new facility. “We have plans to incorporate a lot of things into the new building. We want to incorporate some of the stained glass into the new building, but we’re thinking of placing it on interior walls, lighting hallways,” said Riggs. “We would like to preserve at least one of the upside-down boat arches in our worship space, and we’d like to preserve the bell, creating a small bell tower.” The “Precious Team” will work right up to demolition, preserving everything that matters to the congregation’s history. “We will be going through that process of honoring the history of those who came before us and celebrating that history,” remarked Riggs. Part of that celebration will be the opening of a time capsule on the front of the building.

Map showing buildings and structures with numbered addresses in a grid layout, highlighting a specific area outlined in blue.
Portland Maps image showing 232 SE 80th Ave

During the demolition and construction phases, church members will share space with the Tabor Heights United Methodist Church, less than a mile away at 6161 SE Stark Street. Before work begins, the design team will hold public meetings to gather community feedback on the project’s design. Riggs wants this site to meet the faith organization’s goals of serving those most in need while still playing a positive role in the wider community. As a community advisory committee member for the nearby Oak Street Village shelter, Riggs feels it is important for working people transitioning back into stable housing to have a place to move into. The church members also know this property is central to the neighborhood and asked the developer to include a garden and green space to keep it an attractive element of Montavilla’s historic downtown.

Reverend Heather Riggs hopes to speak to the Montavilla Neighborhood Association about the project at a future meeting. When the developer is formally secured for the housing, the design phases will begin, and community members can expect to learn more and provide input. Riggs wants people to know these changes will create a safer, more secure site that remains a useful resource for Rahab’s Sisters to build on its over 20 years of community support, and for the church to add to its 100-year history.

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Business Relocating

Where Will Montavilla Farmers Market Go?

Montavilla Farmers Market (MFM) is examining relocation options ahead of a land sale that could displace the nearly two-decade-old neighborhood icon. In October of 2024, the owners of the 0.84-acre lot at 7700 SE Stark Street informed the operators of the Sunday market that they were seeking a buyer for the combined lots. The market is allowed to use the space until the land changes ownership. The Commercial Mixed Use 2 property became publicly listed for sale a year later and currently has an asking price of $4,999,000. With a sale possible, the MFM leadership team is strategically looking for a new location and has created a user survey to guide the search team.

A vibrant outdoor market scene featuring several tents selling various goods, with people browsing and interacting. The setting is lively, with clear blue skies and trees in the background.

Montavilla’s farmers market opened in 2007 within a smaller portion of the current SE Stark Street lot, featuring 17 initial vendors. A private trust purchased the MFM property and adjoining Montavilla Animal Clinic veterinary building at 7714 SE Stark Street in April 2018. In June 2019, the trust purchased the Beets Auto Body building at 518 SE 76th Avenue. The new owners demolished the automotive repair structure in February 2020 and later added the Beets Auto Body gravel lot space to the MFM footprint.

In a social media post announcing the survey, the MFM assured visitors that they will operate on a normal schedule without a change in location as “no sale is imminent.” They continued to explain that the research to find a new location will take considerable effort and should not be done under a tight timeline. “We’re grateful for the past 19 years in our location, and want to plan carefully for what comes next. With a dedicated site search committee leading the process, vendor and community input is needed.”

A bustling farmers market with various vendor tents set up, selling goods. In the foreground, a bright yellow sign advertises the Montavilla Farmers Market, stating the hours and location.

A property sale could also displace the Portland Guitar Repair shop located on the eastern edge of the parcel in the only remaining building at the site. However, a new owner may not have immediate redevelopment plans and could extend leases. The site could host up to four stories for retail, offices, and housing. Any substantial redevelopment could take over a year to receive building permits. Beyond participating in the survey, MFM leaders ask people with connections to a large lot that satisfies their location requirements to email president@montavillamarket.org. An ideal site would fit a similar number of vendors, currently over 70, and be available on Sundays from 10 a.m. to 2 p.m.

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Business Relocating, Community, Event

VOA Oregon’s 130 Year Celebration Kicks Off Montavilla Campus Fundraising

On Thursday evening, March 12th, supporters and guests of Volunteers of America Oregon gathered near the Convention Center to celebrate the family safety, substance use treatment, behavioral health, and post-criminal justice system support organization’s 130 years in the state. After hearing from VOA Oregon’s current President and CEO, Maree Wacker, and Oregon Secretary of State Tobias Read about the benefits of a planned 5.67-acre campus at 8815 NE Glisan Street, attendees were asked to donate towards the facility’s construction and support the group’s other active programs.

Event banner showcasing '130 Years from Past to Possibility Community Changemakers' with a mountain and city skyline backdrop, dated March 12, 2026.
VOA Oregons’s Community Changemakers: From Past to Possibility event on March 12, 2026

Volunteers of America Oregon purchased the Montavilla-based property in 2021, which had previously served as a church. The organization’s President and CEO at the time, Kay Toran, was instrumental in selecting the NE Glisan and 90th Avenue property as a new campus and treatment center. Her quarter-century of leadership concluded when she retired in early 2025, with few updates on campus development plans during the nonprofit’s leadership transition. The new location should allow the organization to co-locate some of its programs in an East Portland site, creating new community resources and one-stop service delivery alongside centralized administrative functions.

Aerial view of a modern building complex featuring solar panels, surrounded by landscaped green areas and a parking lot with several cars.
Looking Northwest at future NE Glisan site. Rendering by Opsis Architecture provided courtesy VOA Oregon

In February 2024,area residents reviewed renderings of the proposed facility and learned about the phased buildout plans. Designers with Opsis Architecture arranged the proposed campus with external functions in buildings adjacent to NE Glisan Street and internal services in the site’s northwest half. The proposed VOA Oregon buildings will stand two stories tall along the site’s southern edge, rising to three levels as the land slopes downhill, maintaining a consistent scale along the frontage. Crews will reconstruct the existing parking lot, adding more trees and landscaping between the 92 stalls. Another cluster of lots along the property’s northern edge will provide an additional 54 on-site parking spaces. The early redevelopment will raze the 1950s-era church building and add frontage improvements along NE Glisan Street with significant work on NE 90th Avenue. Road Crews will reconstruct sections of NE 90th, adding sidewalks, street trees, and curbside parking spaces to the street’s western edge.

During the 2024 community outreach, Toran noted that the construction schedule is dependent on fundraising efforts. Since that time, VOA Oregon began using two buildings at Jessup University’s Multnomah Campus for its residential treatment for women with children. This partnership leverages surplus dormitory space at the faith-based higher education campus located at 8435 NE Glisan Street, just west of the future VOA Oregon site. Jessup University placed its 20-acre Multnomah campus on the market in 2025 and is still seeking a buyer for the entire property. Depending on which group purchases the university site and its redevelopment timeline, VOA Oregon staff may have a limited timeframe to relocate to the new property. Making this fundraising effort essential to maintaining long-term operations in the area.

A woman speaking at a podium during a community event, with a city skyline backdrop and attendees in the audience.
VOA Oregons’s President and CEO Maree Wacker speaking at the Community Changemakers: From Past to Possibility event on March 12, 2026

A successful fundraising effort should advance the timeline for work at the VOA Oregon’s NE Glisan Street Health and Family Services Campus. Maree Wacker explained to the Thursday night audience what they intended to create at their site and why people should support their efforts. “Located in Northeast Portland, our campus will become a regional hub for healing, recovery, health, and hope. It will include 100 residential treatment beds for individuals facing severe substance use disorder, co-occurring mental health conditions, and pregnant women with children. Integrated intensive outpatient services that help individuals coming from residential care and back into the community, serving over 15,000 people each year.” She went on to explain that their trained staff will offer recovery housing with outpatient services, including peer support from people who have lived experience redirecting their lives from addiction. The campus will include space for essential health care, along with support, to create mental and physical stability so program participants can succeed in finding housing, employment, and long-term success. The organization provides specific support for families, and the planned campus includes facilities for childcare, helping people stay connected to their parental role as they seek behavioral health services.

A speaker in a suit stands at a podium with a banner reading 'FROM PAST to POSSIBILITY.' The background features silhouettes of buildings and a bridge.
Oregon Secretary of State Tobias Read speaking at the Community Changemakers: From Past to Possibility event on March 12, 2026

Oregon Secretary of State Tobias Read followed up with a declaration that the proposed campus was “the kind of solution Oregon deserves. It’s a model that is integrated. It’s evidence-based. It’s place-based. And that vision becomes even more transformative when we recognize the power of placing services designed to care for people and families through some of the most difficult moments in their lives, all in one place.” Read continued to highlight the nonprofit’s campus design’s efficiency and effectiveness. “It’s not about convenience, it’s about connections, reducing duplication, simplifying access, and strengthening accountability. Above all, it is centering dignity and equity, ensuring that the people we’re serving are meeting a system that is designed around them.”

In both speakers’ descriptions of the planned site development, they highlighted the value of having a single location that serves the range of needs of people interested in improving their lives. “Imagine those 100 new residential treatment beds alongside outpatient services, alongside recovery housing, alongside family support. It’s not a collection of disconnected programs, but a true continuum of care, one that welcomes people at the turnstiles of crisis and walks with them through stabilization and healing and through long-term recovery,” exclaimed Read. “This campus is not merely a collection of buildings. In this case, it is a coordinated system. It’s not coordinating programs, but coordinating people, organized and designed around people.”

Collage of images depicting diverse groups and individuals receiving counseling and support from Volunteers of America Oregon, with text highlighting their treatment options.

“We are building a future where services are integrated, where isolation is replaced with connection, and where people now needing recovery encounter support instead of obstacles,” said Wacker. “This campus is more than buildings. It declares loudly and clearly, you belong here. No matter your past, hope lives here. A place that restores your dignity and gives you a chance to leave behind who you’ve been and finally become that person you always knew you could be.”

The VOA Oregon’s Health and Family Services Campus at 8815 NE Glisan Street is likely years away from opening. The nonprofit will continue seeking financial support for the multi-phase buildout. As of yet, there are no active demolition or construction permit applications listed for the property. However, remarks at this week’s fundraising event show the group is intent on continuing the work started under Kay Toran’s leadership and setting up roots in the Montavilla Neighborhood.

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Article and photos by

Jacob Loeb

Disclosure: The author of this article received a complimentary meal at the Community Changemakers: From Past to Possibility event on March 12, 2026.

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Business Relocating

Cascade Physical Therapy New Owners Reunify Locations

Cascade Physical Therapy recently repurchased its former Montavilla location at 9310 SE Stark Street, an establishment that the previous owners split off from their Gresham-based company two decades ago. New owners, Dr. Liz Reynolds and Erika Elliott, are now working to reunify the two locations and serve more people who need help recovering from workplace or automotive injuries, while also addressing general pain and age-related decline.

Jon Schnepel founded Cascade Physical Therapy in 1987 after graduating from Pacific University’s Physical Therapy program and a stint working for a large hospital system. Partnering with his wife, Chris, who worked at Cascade Athletic Club in Gresham, they created a physical therapy clinic inside the gym. At the time, this integrated clinic model was unique in the industry. The distinct but embedded business started within a small space on the upper floor of the gym building. It kept expanding, adding more clients, until it ultimately moved downstairs, where they converted space previously used for a couple of racquetball courts into a full-size clinic that Cascade Physical Therapy Gresham still operates today.

Interior of a gym featuring various fitness equipment including a treadmill, stationary bike, and elliptical machine, along with windows and a television.
Fitness equipment used in physical therapy

When the athletics club expanded into Montavilla on SE Stark Street, Cascade Physical Therapy opened its second location attached to that new space. Elliott’s mother was the office manager of that location, and Erika Elliott worked there starting at age 16, managing medical records and later providing transcription services while attending college. “I would come here at night and type all of their reports,” recalled Elliott. The Schnepels sold both locations in the mid 1990s with the intention of retiring. “HealthSouth was a nationwide company that came through and bought up a bunch of little mom and pop shops in the area,” explained Elliott. However, the national healthcare clinic operator ran into financial difficulties within a few years of acquiring the physical therapy company and closed both gym-adjacent locations as part of the HealthSouth bankruptcy. The owners of Cascade Athletic Clubs offered the vacated spaces to the Schnepels, who returned to the business and reopened Cascade Physical Therapy.

Two women standing together in front of a green plant and wall decor, smiling at the camera.
Dr. Liz Reynolds and Erika Elliott

To stay focused on a single space, the Schnepels sold the Montavilla location to their employee, Julie McAllister, in December 2002, while rebuilding the Gresham business. “She came back here, and it was gutted; there was nothing here. So she furnished it, equipped it, hired staff, and has been here ever since,” said Elliott. McAllister’s business operated under the name “Cascade 205 Orthopedic and Sports Physical Therapy,” with a name less tied to the original business.  In February 2023, the Cascade Athletic Clubs closed its Montavilla location at 9260 SE Stark Street after nearly 36 years in operation. McAllister needed to adapt the location, which would not have extended gym or pool access for clients. Fortunately, DolFun Swim Academy took over the former Cascade Athletic Clubs swimming facilities and made arrangements to allow physical therapy clients access to the pool. “When Cascade [gym] left, they drained the pool, and there were no plans for it to be a pool again. So when DolFun came and negotiated to take over the lease, the McAllisters were really excited because it meant that they could offer pool therapy again, which is a big need in our community. Not a lot of physical therapy offices offer pool therapy,” explained Elliott.

A small treatment room featuring a wooden shelf with towels, a lamp, tissue box, and a toy ball. A dark-colored stool and treatment table with a white pillow are also visible. A mountain and tree silhouette decorates the wall.
One of three private treatment rooms

After several more years of success in Gresham, the Schnepels looked to pass the business along again, this time to trusted employees who had worked for them for 10 to 15 years. “So they looked at us for a succession plan, started those negotiations in the fall of 2018, and we became the official owners January 1st of 2020,” recalled Reynolds and Elliott. They completed a relatively smooth transition of the business, with the former employees continuing the founders’ work. Then, in the fall of 2024, McAllister contacted the partners about buying the SE Stark Street company and reunifying the two locations. “Julie approached us, asking us if we’d be interested in taking over for her. She felt a call to not just close after being here and treating patients since the 1990s,” recalled Elliott. When Julie McAllister retired at the end of June 2025, the location rejoined Cascade Physical Therapy under its name and business license.

A calm treatment room featuring a massage table, a black chair, and a wall-mounted framed picture of a mountain landscape.
One of three private treatment rooms

The new owners of the Montavilla location were able to extend their existing business into the space while retaining some continuity for clients. “Some of her patients have just carried over, and we kept an employee of hers on board. His name’s Greg, and he’s a PTA (Physical Therapist Assistant) here, and he’s wonderful. That’s been nice because patients who don’t maybe know Erika and I know his face, and we’re keeping the legacy going,” said Reynolds. They have updated the paint scheme in the space to match the company colors and are working to update some equipment offerings. “We are one of the first locations to trial a new AI exercise program that was developed by Intel and a local physical therapist,” remarked Elliott. “We, as therapists, would program in exercises, and the patient would wheel the machine in front of them. Then it would get a visual of their body while they’re doing the exercise and critique them,” added Reynolds. They explained that it is a tool that appeals to some customers who want their movement reviewed but do not want someone staring at them the whole time. They are still working to integrate this newer technology into treatments, but they are excited to expand the tools they can offer people seeking help.

Interior view of a waiting area featuring black chairs aligned along the window, a reception desk at the end, and decorative wall art.

The Cascade Physical Therapy team is genuinely excited to expand back into Portland, though they acknowledge that running two locations is twice the work. They anticipate more people will seek out their services and want people to know that in Oregon and Washington, patients can visit a physical therapist without a referral if their insurance allows it. Reynolds is a licensed Doctor of Physical Therapy and can work with many insurers. They can work with patients aged 9 or older. In addition to treating injuries or helping with sports training, many people see them for balance issues. Another group of people seeking help has no idea what happened. “Some people have pain, and they don’t know why they hurt,” said Elliott. “We call them the NARs. No apparent reason. Usually, I can figure out why, but they don’t know. It wasn’t like they got hit on a bicycle or anything like that. They just started having hip pain,” explained Reynolds.

A well-equipped gym interior featuring a multi-gym machine, exercise balls, resistance bands, and various workout equipment, with a mirrored wall reflecting the setup.
Fitness equipment used in physical therapy

The Montavilla location is open from 7:45 a.m. to 7 p.m. Monday, Tuesday, and Thursday. People needing help on a different weekday can also visit the Gresham location at 19201 SE Division Street. The original space has access to more equipment through the Cascade Athletic Club, which is still in operation outside Portland. However, the SE Stark Street space has nearly everything they need to restore motion or alleviate pain for patients and offers three private treatment rooms, as well as access to pool therapy. The owners hope to meet more people in the area seeking Portland-based physical therapy and expect that visitors living near Interstate 205 will appreciate the location’s easy freeway access.

Article and photos by

Jacob Loeb

Promotion: Montavilla News is supported by contributions from businesses like Otter Wax, a neighborhood producer of small-batch specialty goods handcrafted in Portland. Using only natural ingredients, they make modern care products that are steeped in tradition. We thank them for their support.

Business Closing, Business Relocating

Three 82nd Ave Car Lots Empty at the End of 2025

Three Montavilla car lots sit empty along 82nd Avenue at the end of 2025, marking a shift in an area known as Portland’s used car destination for budget-conscious buyers. It is not uncommon for locations to change tenants and for lots to relocate within the area. However, some auto industry businesses blame City-led changes to infrastructure and potential tax increases for adding to their operating pressures.

An empty car sales lot with a 'For Rent' sign prominently displayed, located at the intersection of SE 82nd Avenue and SE Stark Street in Portland, with a partially fenced area and flags overhead.
Empty Hood To Coast Auto Sales lot at 428 SE 82nd Ave

Hood To Coast Auto Sales relocated to 428 SE 82nd Avenue in 2021, having outgrown a location near NE Sandy Boulevard and NE 138th Avenue. From the prominent SE Stark Street corner, owners Lindsey Barber and Matt Barber ran the used-car lot for four years until staff recently cleared out the inventory in November. By mid December, the lot was empty, and the property’s owner, Harry John, placed a “for rent” sign on the sales lot’s fence.

Front view of the vacant 82nd Auto Mall car lot along 82nd Avenue, featuring a 'For Sale or Lease' sign and colorful streamers overhead.
Empty 82nd Auto Mall lot at 1164 SE 82nd Ave

82nd Auto Mall recently closed its 1164 SE 82nd Avenue location this year, as the property’s owner seeks to sell the three-quarter-acre site that once housed a Triple XXX Drive-In. Previously, the used auto sales lot bounced around the area with a stint at 1205 SE 82nd Avenue from 2003 to 2009. It served customers from 707 SE 82nd Avenue in 2010 and 2011, then moved back to 1205 SE 82nd Avenue in 2013, before setting up in its last location around 2021.

An empty car lot with a prominently displayed '707' on the front, featuring a large glass façade and red roof, indicative of a closed automotive business.
Empty sales lot at 707 SE 82nd Ave last used as an expansion lot by Atlas Motors

Atlas Motors expanded from its 605 SE 82nd Avenue location to the adjacent vehicle sales lot at 707 SE 82nd Avenue around 2012. Royal Motors and 82nd Auto Mall previously worked from the space. This fall, Atlas Motors consolidated its inventory to its original lot and vacated the expansion space. Sales Manager at Atlas Motors, Madjid Okhovat, explained that it is not a lack of vehicles impacting these changes. From his perspective, it is interference by local and state governments.

Vacant car lot at the corner of SE 82nd Avenue and SE Alder Street in Portland, Oregon, featuring a building with large windows and a prominent '707' sign.
Empty sales lot at 707 SE 82nd Ave last used as an expansion lot by Atlas Motors

Nationally, automotive sales are declining in some segments. On December 16th, the U.S. Census Bureau released data on national retail and food sales for October, showing a 1.6% drop in motor vehicle and auto parts sales. However, that data focuses on the new- and late-model used-vehicle market. Cars on 82nd Avenue primarily fall into the below $15,000 segment, which is less volatile. Okhovat said that customers he sees shopping for a car on 82nd Avenue are budget-conscious. “Most people shopping on 82nd Avenue are working-class people with blue-collar jobs who need dependable cars to get to work, spending $7,000 to $10,000… Now people are also having trouble making that fit into their budget.” He noted that the average age of vehicles on the road is creeping to 13 years old, as people avoid the cost of an upgrade. At the same time, new vehicle prices approach $50,000, and late-model used cars still sell for substantially more than the average 82nd Avenue price, driving commuters to 82nd Avenue for affordable options.

Map showing the locations of Atlas Motors and Hood To Coast Auto Sales along SE 82nd Avenue, indicating street names and adjacent areas.
Sept 2025 Draft 82nd Avenue Transit and Safety Improvements with MV News labels

Okhovat noted that not all car sales lots along the former State Highway are reputable, and some bad behavior toward customers has given 82nd Avenue a lower reputation. He says Atlas Motors will repeatedly encounter customers who bought a vehicle with significant issues from another lot and found the seller is no longer in business or unwilling to help. A recent Reddit conversation echoed that perception, with several commenters stating that Atlas had treated them well in comparison.

A view of 82nd Avenue showing newly installed center-lane raised medians with yellow curbs and safety cones, alongside empty car lots and parked vehicles.
Recently installed center-lane raised medians in front of Atlas Motors at SE Washington St looking south

When asked about the conspicuously vacant lots surrounding his workplace, Madjid Okhovat said he felt it was due to pressures from local officials. He explained that new center-lane raised medians were recently installed by the City in front of Atlas Motors, and that the former Hood to Coast lots block left turns into their property. He also noted that proposed plans for 82nd Avenue Transit and Safety Improvements will extend those medians south to similarly block 707 SE 82nd Avenue and the former 82nd Auto Mall lots. He feels that those changes, along with the possibility that Portland could convert the outer travel lanes on 82nd Avenue into Business Access and Transit (BAT) lanes, weaken the future prosperity of a used-car business in the area. Selling used vehicles in the lower price range has many risks, and Okhovat said that current and pending fees impacting the automotive industry are making it tough for buyers with limited funds. Consequently, he thinks, used vehicle sellers are anticipating a challenging marketplace and can no longer operate at the same level they have been.

Map showing the location of 82nd Auto Mall on 82nd Avenue in Portland, with adjacent streets labeled.
Sept 2025 Draft 82nd Avenue Transit and Safety Improvements with MV News labels

These current car lot vacancies may be a coincidence of timing in the business cycle of used car sales on 82nd Avenue. However, operators willing to discuss their experiences along 82nd Avenue are not optimistic about the future prosperity of automotive-oriented businesses on the avenue. Atlas Motors has a long history in the area that they intend to build on, and it is possible that vacant lots will fill with another similar business, but at the moment, the empty spaces have attracted the attention of the community as a visible signal of change.

Article and photos by

Jacob Loeb

Promotion: Montavilla News is supported by contributions from businesses like Otter Wax, a neighborhood producer of small-batch specialty goods handcrafted in Portland. Using only natural ingredients, they make modern care products that are steeped in tradition. We thank them for their support.