This week, the owner of 1818 SE 82nd Avenue listed the 0.77-acre property for sale. Currently the home of Portland RV, the auto sales lot, sits at the southeast corner of SE 82nd Avenue and Mill Street. The adjacent intersection recently received updated traffic control lights, new sidewalk corners, and improved multimodal access to Bridger School through the SE 80th and Mill LID.
A 3,768 square-foot 1964-era sales office with an attached five-bay maintenance shop is the only structure on the site. The property is completely fenced and paved. A new owner of this location will have over 400 feet of street frontage split along SE Mill Street and SE 82nd Avenue. The property can easily remain an automotive sales location or serve some other commercial use. However, its proximity to two public schools, a city park, and the Portland Community College Southeast campus would make it an ideal location for mixed residential and business development.
The property contains two attached structures. A previous owner completed construction on the street-facing two-story building in 2004, while the original building dates back to 1922. First built as a two-and-a-half-story home, the property later featured a single-story office addition, constructed in 1962. All structures now interconnect to offer 4,128 square feet of office and retail space.
The current owner of the building, Base Line Properties, bought the location from Forbidden Body Art in 2018. Prior to that, the building housed DMS Electric and Dynamic Lighting. The site contains a paved parking lot with alley and street access. Other financial benefits to the property are listed in the real estate flyer.
Commercial properties often take longer to sell than residential properties. However, this property could attract interested investors as a fully occupied building and find a new owner within a few months. Contact Cole Peterson with Windermere Community Commercial Realty at 503-319-4267 or GrahamColePeterson@gmail.com to learn more or make an offer.
The new owners of a 1925 era home at 400 NE 91st Avenue recently demolished a detached garage on the property, making way for two new townhomes. The 100-foot by 100-foot wide lot is across NE 91st Avenue from Columbia Christian School and abutting the campus’s northeast parking lot. Crews will remodel the original home during the site’s redevelopment.
The 1,328 square foot building at the site is part of the original four dwellings built on this block nearly a century ago. The single-story home wore the address of 102 East 91st Street N before Portland’s Great Renumbering of 1931-1933. The removed garage was not original to the property.
FX Homes bought this site in October of 2021. They now propose the construction of two single-story townhomes on the southern half of the property. The low-slung scope of the development will match the stature of surrounding homes in the area. Houses on this segment of NE 91st Ave are effectively situated within the Columbia Christian School campus, creating a unique residential atmosphere with street activities tied closely to the school’s schedule.
Although early in the process, redevelopment of this site appears to take queues from the existing architecture in the area and respect the scale of the neighboring properties. By retaining a classic Portland home, the developers should appease preservationists while adding more housing to the neighborhood. Look for increased construction work at this site later in the year and the creation of two new homes.
Update – Last night, the Willamette Week published an article revealing that Mall 205’s new owners intend to renovate the interior shopping space and asked tenants to move out by the end of the month. Target and Home Depot, having already closed off their stores from the Mall portion of the building, should not suffer any disruption by this change. Many other small tenants are scrambling to find new retail locations, with some moving to Lloyd Center. Renovation plans are not yet known. However, the article references a plan to divide the traditional mall space between two new tenants.
This purchase is the buyer’s second commercial property acquisition in Portland. Last summer, Rhino Investments Group bought the shopping complex Powell Villa located at 3510-3544 SE 122nd Avenue. Both retail properties are of a similar age with high occupancy rates. Although somewhat popular during their first few decades, each shopping center has declined due to competition from newer retail destinations.
Mall 205 opened in September 1970 and maintained consistent operation until the turn of the century, when it began losing big-name stores. At that point, the mall refreshed its anchors with Home Depot and Target. In July 2014, Gerrity Group bought the property for $76.5 million. That purchase price included the Plaza 205 development across SE 96th Avenue from Mall 205.
Despite the new high-traffic anchor stores, shops inside the mall struggled to find success, with Bed Bath & Beyond recently closing its doors. Rhino Investments Group’s involvement in Mall 205 could induce the improvements this location has needed for years. The new owners likely plan new developments at the site to increase the property’s value and generate a return on their investment. That work should create a better shopping environment and a more appealing complex.
Last Thursday, Elizabeth Guerrero and David Doyle finalized their purchase of the historic Taylor Court Grocery property. The pair own the La Osita PDX food cart located on 122nd Avenue near Market street. After renovating their newly acquired storefront at 1135 SE 80th Avenue, they will sell the cart and relocate their Mexican restaurant and coffee house to the Montavilla location.
La Osita PDX opened in a small food cart in January of 2018 after Guerrero and Doyle noticed a lack of a good breakfast location near their home in east Portland. The partners bought the cart from a friend and found space on 122nd in the parking lot of the Plaza 122 building. Combining a shared food service background and recipes inspired by Elizabeth Guerrero’s Mexican heritage, the partners brought Coffee and their unique brunch/lunch menu to an underserved area.
At first, the parking lot space was ill-equipped for carts, and they had to run their operation from a generator secured in a nearby cage. The location received strong community support, and business picked up throughout the year. However, before making their first anniversary, someone stole the generator and shut down the business. Fortunately, the building owners saw the value in the cart’s continued operation and allowed the installation of a dedicated electrical hookup.
Business continued to grow, and they eventually upgraded to a larger cart. Unfortunately, the theft of critical equipment continued, prompting the group to consider a more permanent solution and give up the cart life. “Being a cart in Portland is kind of a bummer. You’re really exposed, and people think nothing of just stealing whatever they can off your cart that’s critical to opening up your store each day,” explained David Doyle.
Doyle expressed that remaining in their current community was a primary goal for the move. “A lot of the businesses on [122nd Avenue] come for lunch, and that’s a big part of the business.” However, searching for a suitable small brick-and-mortar location near the cart proved challenging for Guerrero and Doyle. An expanded search surfaced the Taylor Court Grocery, and they instantly saw the potential in the 100-year-old retail space. Although three miles from the original location, they hope customers will follow them to SE 80th Avenue.
In December, Guerrero and Doyle applied for a Small Business Administration (SBA) loan and worked through the challenging process of acquiring the Montavilla property. The deal includes both the storefront and single-family home on a shared lot. To make the finances work, the new owners will need to rent out the house on the property. They are considering many options, including a childcare facility.
The grocery store building will require substantial renovations to transition into a restaurant. It will start with some sizeable deferred maintenance projects. “The storefront, we just wanna get it stable,” said Doyle. “We don’t know the extent of damage, but it looks like the roof needs a repair or replacement.” Once crews repair the outer shell, work will focus on the inside of the building. Contractors will add a commercial kitchen to the back of the building and an ADA-compliant bathroom. The new owners expect a large number of customers will take their meals to go. Consequentially, they will use a counter-service layout for the restaurant with customer seating upfront.
Guerrero and Doyle plan to refresh the street-facing appearance of the storefront but maintain the historic appearance, including the Taylor Ct Grocery sign. “We love that sign. It almost feels like a shame to cover up the Taylor Court grocery part of it, but we’re thinking we’re going to refinish it,” said Doyle. After repairing and weatherizing the sign, they will repaint it with the restaurant’s name but maintain its original shape.
La Osita PDX offers an extensive menu from the cart, and the team does not feel they are missing many options. However, staff will grow the selection slightly after the move while keeping all of the favorite to-go friendly dishes. Guerrero plans to add Aguas Frescas and horchata to the drink offerings, with traditional Mexican pastries to balance out the savory options. Elizabeth Guerrero and her sister Maria Guerrero run the restaurant, with Maria playing a critical component in kitchen operations. They both are thrilled to move out of the cart and into the larger space. With the number of customers they serve and the size of the menu, space was always the constraining factor for La Osita PDX.
Much like the previous owners of Taylor Court Grocery, Mel Hafsos and Errol Carlson, La Osita PDX is a family business wanting to serve the community. Look for construction to begin within the next few months and check for updates on the company’s Instagram page. Until the restaurant opens later this year, Elizabeth Guerrero and David Doyle encourage you to visit the cart on 122nd Avenue to explore the menu.
Located across 82nd Avenue from the Portland Community College, the property listing contains two adjoining parcels totaling 26,240 square feet with 232 feet of frontage on 82nd. The Flex at 2110 SE 82nd Avenue and the Pacific Plaza at SE 82nd and Division completed construction on this block within the last few years. Although both new buildings remain unoccupied, planners expect this section of the Jade District to grow in the next decade.
DJ Guild of Guild Investment Properties explained that these Montavilla properties, and others he is selling in Portland, have long-term tenants. The soonest lease expiration is two years away, making these properties suitable for investments holdings, opposed to rapid redevelopment. However, since most are zoned Commercial/Mixed Use 2 (CM2), Guild said they offer “outstanding density” opportunities if the new owner is interested in maximizing the property’s potential.
CM2 zones allow a wide range of commercial and residential uses. Development is intended to be pedestrian‐oriented, with a strong relationship between buildings and sidewalks. Structures in this zone will generally be up to four stories tall. However, the city allows larger projects with height and floor area ratio (FAR) bonuses. Guild noted that one of the 82nd Avenue lots for sale could hold up to 100 apartment units if the city granted all land use bonuses.
Selling these properties ends a decades-long investment in the area by DJ Guild. He began his tenure on 82nd Avenue in 1996, opening his automotive sales business in a former VW dealership at 333 SE 82nd Avenue. Guild first leased the location but later bought the property in 2008, marking a career shift from auto sales to real estate holdings. He focused on maintaining accessible rents for small businesses, which he says are underserved by recent construction seen throughout the city. Consequentially, Guild did not redevelop his holdings but instead added value to the existing buildings and kept those shops available to independent business owners.
Soon Guild will expand his operations towards building a new commercial property. He is transforming a 7.28 acre Vancouver Washington parcel into a 54 unit industrial business park. Again, he is focused on the ignored segments of the commercial real estate market, offering smaller and more affordable space than his competitors.
It is uncommon to see this many commercial properties available simultaneously on 82nd Avenue. Even if they all sell within the next few months, changes will take years to manifest at these locations. However, change in ownership brings the potential for new uses and further enhancements to the public space.
Guild Investment Properties listed two of its Montavilla properties for sale this week. Each lot fronts 82nd Avenue and could support substantial redevelopment. Three businesses maintain leases at the locations and will continue occupancy in the event of a sale.
Rose City Automotive, located at 1033 NE 82nd Avenue and Metro Courts at 1015 NE 82nd Avenue, share a 21,780 square foot lot. This mid-block property includes nearly 200 feet of access to NE 82nd Avenue and is three blocks from a Max station. Initially developed in 1960, the property caters to automotive businesses with a substantial parking lot for each building. The listed price is for this property $2,250,000.
Family Fun RV leases the half-block property at 333 SE 82nd Avenue. This lot spans 28,212 square feet and sits between McDonald’s and St Peter & Paul Episcopal Church. Currently configured for automotive sales, only a small office and maintenance building exists at the location. This property is one block from Montavilla Town and has street frontage on three sides. It is located in a pedestrian district and accessible by many transportation options. Also listed for $2,250,000, this property is ideal for redevelopment.
Six months ago, a 14,250 square foot parking lot across the street from 333 SE 82nd Avenue sold to B&U Properties for $807,500. By comparison, Guild Investment Properties priced its offerings higher than a market rate for the land. However, as investments, both new listings have active leases and generate income without further development, making the sites more valuable.
Property listings do not guarantee a sale. Owners may attempt to sell an asset to establish an accurate market value for a property and decline offers. Regardless, this is a unique opportunity for a developer to evaluate the potential of two massive properties along 82nd Ave. Redevelopment at either location would significantly impact a transforming portion of Portland and help improve the streetscape.
Nguyen Professional Center LLC recently purchased the former Riverview Bank building at 9415 SE Stark Street. The company’s owner, Dr. Hoang Nguyen, is the founder of Columbia Medical Clinic, with five urgent care locations in the Portland Metro area. The clinic’s Mall 205 facility is less than 900 feet from the Stark Street building.
Nguyen Professional Center LLC holds other properties, most notably the Columbia Medical Clinic headquarters building at 8122 SE Tibbetts Street. Both properties are similar in size at over 10,000 square feet and feature comparable construction. The Tibbetts Street building offers urgent care and walk-in medical services on the ground floor with medical offices above. The Columbia Medical Clinic constructed its headquarters building in 2010, opening to the public in October of that year. It was an ambitious addition for the clinic, with its founding just four years prior. The former bank building’s purchase could be another growth move for the medical provider, as they potentially take another prominent position within a property they control.
If the former Riverview Bank building is used similarly to Dr. Nguyen’s other property, Columbia Medical Clinic could relocate from Mall 205 to this building’s first-floor, offering urgent care assistance. The upper floors could then become leasable office space for medical service providers. That move would bring traditional medical care back into the neighborhood and reactivate the 9400 block of Stark Street.
Columbia Medical Clinic may not become a tenant in 9415 SE Stark Street. They did not respond to inquires regarding the Stark Street property. No new permits have been issued for this address since its sale, making any changes at the site unlikely before Spring next year. However, the future use of this building should become more apparent in the first few months of 2022 as work permit applications and office space real estate listings become available. Regardless of its future use, the building’s new ownership provides the potential to see a return of activity in the building with a year.
Update (December 9th, 2021): In an email sent last night, Dr. Hoang Nguyen M.D. explained that his group is still considering options for the ground floor of the 9415 SE Stark Street building and that a current tenant maintains a lease on the second and third floors. “We are still debating what to do with the first floor of the building. The top two floors have been occupied by the State of Oregon since last year.”
The owners of a three warehouse property in Montavilla have listed it for sale. The roughly “T” shaped property has entrances on NE 74th Ave, NE 73rd Ave, and NE Glisan Street. County records show this property last sold to its current owners less than a year ago, in November 2020.
Located at 521 NE 74th Ave, 530 NE 73rd Ave, and 7323 NE Glisan Street, each building has an address on different streets. The 14,622 square feet of warehouse space fills most of the 22,420 square-foot lot. Rose City Mustang leases 9,622 square feet of the northern two buildings. The NE Glisan Street building most recently housed TriTech Bikes and is currently vacant.
In May, the Oregon branch of Volunteers Of America (VOA) bought a large property on NE Glisan Street from Central Bible Church. The property spans two blocks, encompassing the large church building at 8815 NE Glisan Street and the unpaved parking lot across NE 90th Ave.
In a message from the Central Bible Church about the sale, they described VOA’s intentions for the property. VOA of Oregon runs programs throughout the State that focus on serving the elderly, youth, individuals released from incarceration, people with disabilities, and recovering addicts. At this facility, they will repurpose the existing building and campus to expand the availability of programs they currently offer in Portland. Although VOA is in the early stages of planning, some services expected at this site include the VOA Family Relief Nursery, recovery services, and counseling services.
The Central Bible Church supported its members for 89 years. However, financial difficulties forced the organization to cease operations last year. They held their final service on Sunday, February 23rd, 2020. In a letter to the congregation, church leaders explained that the staffing levels and size of the property were more than what members could support. Mounting utility costs for the 60,000 square-foot facility outpaced its active use, and 65% of the operating budget went to employee-related costs, 15% greater than similar faith-based operations.
Church leadership also pointed to new seismic requirements in the Portland code and over one million dollars in deferred maintenance as deciding factors in the church’s decision to shut down. Staff gifted historically significant documents and pictures from Central Bible Church to the Multnomah University library, which will become part of the school’s permanent archive. Displaced members and leaders created a new church in NE Portland called Stone Table Church and are slowly building up that congregation.
Central Bible Church leadership was happy to have sold to an organization in line with its goals. Like the previous owners, Volunteers Of America is a faith-based organization. Unfortunately, the sale has displaced the SkateChurch that shared the property with Central Bible Church. SkateChurch is currently seeking a new location.
With such a large property, VOA has many options to develop the land further. Although, there are significant changes needed to the existing structures to meet future requirements. Look for the long-vacant building return to use soon, as it transforms to serve its new function in the community.
Neighborhood news site focused on buildings and changing businesses