Category: Property Sale

Construction, New Residence, Property Sale May 9, 2023

Three Home Infill on NE 73rd

On April 28th, NW Development Inc purchased the 1,500-square-foot single-family residence at 26 NE 73rd Avenue, and the new owner plans to construct three additional homes behind the existing 1940’s era house. Each new detached residence will stand two stories tall and contain just under 950 square feet of living space. Demolition crews will remove the freestanding single-car garage to the south of the home, allowing access to the back structures.

Owner of NW Development, Brett Barton, explained why this property was an ideal location to bring affordable middle housing to the neighborhood. “The house is in pretty good shape. It needs some updating but is overall a solid house. The prior owners took great care of it, the hardwoods are in phenomenal shape, and it hasn’t been chopped up a whole bunch of times.” The home’s placement at the front of the lot also added to this project’s viability, leaving over half the property open to development. The first new home will sit ten feet behind the original structure Facing south, and the other two houses will sit side by side at the back of the lot facing west.

Each new building will offer a similar floor plan with a great room, kitchen, and half-bath on the main floor. Upstairs, two bedrooms share a full bathroom and a side-by-side laundry. Each freestanding property will have its own lot without a Home Owners Association (HOA) fee, as many other similar developments previously required. “[They’ll be] sold as fee-simple ownership. There will not be condos or HOA or anything like that, and they’ll be on their own tax lots,” said Barton. He explained that Portland’s Residential Infill Project and House Bill 2001 paved the way for a more reasonable approach to this type of infill development. Before those changes, developers had to create an HOA system to manage shared access to units not adjacent to a city street. That adds monthly costs and can turn away buyers during the financing process. The new Middle Housing Land Division rules allow certain middle housing types to exist on an individual lot with separate ownership, but the lots do not require direct street access. Instead, an easement for utilities and a walkway ensure residents have the access they need to their property, even when it is behind several others.

Brett Barton explained that the driveway would remain during construction to provide equipment access to the site. However, after crews complete construction, they will rebuild the pathway to support pedestrian access to the other homes, and the driveway will not accommodate vehicle storage. “The City of Portland changed their attitude towards parking as we’ve had this housing crunch. The parking requirements have actually gone the opposite way. They’re not allowing garages on skinnier lots anymore,” said Barton. He feels that losing onsite parking and the utility of a garage can detract from a home’s functionality. Still, he accepts the tradeoff when creating homes accessible to first-time buyers. Each new home will sell below the affordable housing cap currently set at $455,000 or less. Although that Portland set cap could seem unaffordable, the program helps keep prices from spiking during high demand and can be the only way certain buyers are not priced out of good neighborhoods.

Barton said permit applications are taking over six months for approval. However, he may demolish the garage and begin upgrade work on the existing home before then. The 1948-built house will receive new paint, heating and cooling system upgrades, and full kitchen and bath modernization. Expect to see crews start that work in the coming months and construction of the new homes towards the end of 2023.

Jacob Loeb

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Business Closing, History, Property Sale April 29, 2023

Tub and Tan Building for Sale

On January 4th, Tub and Tan closed its doors after failing to resolve a conflict with the property management company Dinihanian LLC. On March 28th, Tub and Tan’s owner abandoned reopening plans and announced online that he could not continue operations under current conditions. Now, the building’s owners have the 5,000-square-foot property listed for sale. The adjacent 5,488-square-foot property behind the store contains a portion of the hot tub rooms and may also become available for purchase at a later date.

In 1940, C. Lews began construction on the building at 8028 SE Stark Street to house a tile store. In 1964, Executive Barber College opened in this location with upwards of 20 barber stations. It served several other businesses throughout the years before becoming a hot tubbing location in the 1990s. After nearly 30 years, it may soon see redevelopment for a new use. However, the real estate listing for the property indicates that functional sauna and hot tub equipment remain on-site for a potential turnkey business. Still, only some of the facility is for sale because the tubbing company spanned two properties. 8025 SE Washington Street, along with Tub and Tan, are owned by John Captain III. The SE Washington property contains the outdoor hot tub rooms for the now-closed business. In a Facebook comment, Captain mentioned trying to reopen from the other property, but later social media posts indicate a diminished interest in continuing the business.

This Stark Street storefront is located in Historic Down Town Montavilla, where commercial properties rarely change hands and tend to sell quickly. People interested in purchasing the building can contact Jason VanAbrams with Marcus & Millichap by calling 503-200-2027 or emailing the agent.

Jacob Loeb

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Business Closing, Business Relocating, Community, Property Sale April 26, 2023

NE 82nd Hotel Becomes Recuperative Care Site

Central City Concern (CCC) is relocating its Recuperative Care Program (RCP) to the former Comfort Inn at 8225 NE Wasco Street. From this new location, staff will provide ongoing medical and housing support for people recently discharged from the hospital but needing continued recovery assistance. Participants are referred directly from local hospitals, health plans, and outpatient providers, staying on the property for an average of four to six weeks.

CCC is purchasing the 66-unit former hotel to host the RCP program currently housed within the Blackburn Center at 122nd Avenue and E Burnside Street. That location often runs at its capacity of 51 participants. The program’s relocation to the NE 82nd Avenue building will allow it to expand to address the 25 to 35 patient referral waitlist. Beyond the added space, the new facility offers centrally located access to transportation through the adjacent Max station and the 72 Bus line. According to Jordan Wilhelms, director of CCC’s RCP program, many of their clients face mobility issues and need easy access to TriMet. “Having access to public transportation is critical to their recovery,” wrote Wilhelms in an email interview.

The RCP provides a critical service to recovering people who do not have access to post-treatment support. Medical respite care prevents recently discharged patients from relapsing and needing to be readmitted. Inadequate post-hospitalization care is a particular concern for unhoused individuals who do not have access to primary care or specialty outpatient care. CCC will provide on-site primary care and pharmacy support for RCP participants in the new building, so people staying on the property can have immediate access to those services. The health care and pharmacy services currently offered at Blackburn Center will remain at the E Burnside Street facility, while the soon-to-be vacated RCP space could help expand the supportive housing program offered in that building.

Since 2005, CCC has grown the RCP and often stands as an example to other communities facing similar issues. “We were early adopters of the medical respite care service and are routinely visited by governmental and organizational representatives from cities all over the country looking to replicate the model. Our service is built around connecting participants with appropriate health care, helping stabilize health conditions, and accessing much-needed housing support,” explained Wilhelms. They provide around-the-clock support for clients and a place for medical providers to refer patients experiencing homelessness and needing additional care to recover from an acute or chronic condition.

Sheltered people often accomplish post-hospital care at home with the assistance of their personal support network, but that option is not available to everyone. RCP partners OHSU, Providence, and Health Share rely on this program to discharge at-risk patients to a safe and supportive environment where they can receive continued care. Programs like RCP can save money and keep hospital beds open. With the RCP option, people do not need to extend their hospital stay solely because they have no medically sound place to go when released. The CCC is engaging neighborhood and business associations in conversations regarding this site, and people can direct questions to the senior director of public affairs with the CCC, Juliana Lukasik, at juliana.lukasik@ccconcern.org.

Disclosure: The author of this article servers on the boards of the 82nd Avenue Business Association and Montavilla Neighborhood Association.

Jacob Loeb

Property Sale March 30, 2023

Unbuilt 9 Unit SE Clay Street Project for Sale

Provision Investments is seeking a buyer for its 35-foot wide lot at 8416 SE Clay Street. The offer includes permitted plans for a three-story nine-unit apartment building. The project, proposed in 2022, could provide three studio and six one-bedroom residences ranging in size from 358 to 505 square feet. The property’s purchaser could opt not to build the planned multifamily building. However, the sellers priced it as a development-ready project, financially incentivizing a new owner to construct it as proposed.

This undeveloped lot was previously attached to 8406 SE Clay Street before its sale in April 2021. The proposed multifamily building would have featured a communal bike room and internal trash facilities. The Real Estate Flyer for the listing show plans supporting an internal stairwell with most units accessed from interior hallways. Permits and listing documents do not mention onsite parking, and at just 3,500 square feet, there is likely insufficient space to support automobile storage. This segment of SE Clay street is an under-improved road with no sidewalks or curbs, limiting curbside parking in this area. However, residents could utilize the 72 TriMet bus line within 900 feet of this apartment building.

Those interested in taking on this development should contact Darryl Bodle II with Keller Williams Realty at 503-709-4632. Property details are available on Zillow, including some building plans and site photographs. Any future work on this project will likely wait until the current owners sell this property. However, the development of this vacant Residential Multi-Dwelling zoned lot is all but certain.

Jacob Loeb

New Residence, Property Sale March 11, 2023March 17, 2023

One Home Becomes Ten on NE 92nd

Instrinsic Homes LLC bought the expansive 100-foot by 100-foot property at 811 NE 92nd Avenue a year ago. The new owners split the land into three parcels, selling the corner house to new residents and selling the undeveloped lots to Dez Development. Soon nine townhomes will surround the existing 1925-era home, creating a total of ten residences out of land previously used for just one single-family-dwelling.

Splitting the lot and reselling the separate parcels netted Instrinsic Homes around $250,000 and created two new development opportunities. The 4,455-square-foot property accessed from NE Oregon Street will contain six residences. The smaller 2,103 square-foot undeveloped lot fronted on NE 92nd Avenue will support three townhouses. Each of those Townhouse units split living space across two floors. The developer has not proposed onsite parking for these projects.

This site redevelopment will preserve the nearly 100-year-old home while substantially increasing available housing. Although this will be one of the most efficient redevelopments in Montavilla, it is two units less than the eleven-townhouse development planned at 2321 SE 89th Avenue or the Twelve Townhouses nearly completed on SE 86th Avenue. The SE 89th project will also preserve the original home, but the SE 86th development razed the existing structures. Expect construction to start on NE 92nd Avenue in the next six to eighteen months, and anticipate many new neighbors within this area by 2024.

Jacob Loeb

Construction, New Residence, Property Sale March 10, 2023March 17, 2023

Single Skinny Home on NE 74th

Etruscan Ventures recently purchased the 25-foot-wide undeveloped lot next to 118 NE 74th Avenue. The development group plans to build a 1,330-square-foot two-story single-family dwelling on the property. Crews will construct the new 15-foot-wind home to the south of a 1925-era house that once used the property as a garden. That recently remodeled original building is for sale and includes a basement suitable for an ADU or extra living space.

This infill housing development should squeeze another home between the established residences without the need to demolish an existing home. Look for construction to start in the next six to eighteen months, and interested buyers can schedule a tour of the nearly 100-year-old home by contacting Smira Group by phone at 503-935-2560 or email at michael@smiragroup.com.

Jacob Loeb

Property Sale January 22, 2023March 25, 2023

NE Glisan Commercial Complex for Sale

The owners of a three-building complex at 8101 NE Glisan Street have listed the property for sale. The 33,750-square-foot lot contains two warehouses and a single-story office building. Currently, the site is home to Exteriors Design, a full-service general contractor specializing in exterior cladding, and Modern Northwest, a specialty home builder. The land is zoned Commercial Employment (CE) for medium-scale retail and office developments and could support buildings up to 4 stories tall.

The large corner lot is adjacent to the new gas station under constriction along NE 82nd Avenue. The site previously housed Leif’s auto collision repair center. In 2018, Modern Northwest purchased the location and updated the office building. The warehouses are insulated and powered, allowing for a wide range of manufacturing or protected storage. The parameter of the complex is completely fenced and well-protected. Ample parking surrounds each building, and rollup doors provide direct vehicle access.

With an asking price of $2,999,900, the property may take some time to find an interested buyer. Additionally, the real estate listing shows all three buildings as fully leased, so even after a sale, it could be years before any changes occur at this location. This article will update when this property finds a buyer.

Jacob Loeb

Community, New Residence, Property Sale December 31, 2022March 25, 2023

County Alternative Shelters Coming to SE 82nd Ave

In the second half of 2022, Multnomah County purchased two automotive sales lots in Montavilla along SE 82nd Avenue. At least one location will become an outdoor alternative shelter serving houseless Portlanders next year. The Joint Office of Homeless Services (JOHS) is currently selecting a service provider to offer continuous on-site support for the residents. County staff anticipates a summer 2023 opening for the first location near SE Stark Street. The second location near Harrison Park is in an early pre-planning phase and currently leased to a recreational vehicle (RV) sales company.

In August 2022, Multnomah County purchased the former RV sales lot at 333 SE 82nd Avenue and posted a Notice of Funding Availability (NOFA) on November 2nd. In response to the NOFA, organizations interested in managing the shelter submitted applications ahead of the November 21st deadline, and the County is actively reviewing those proposals. JOHS staff have yet to determine the type of alternative outdoor shelter planned for 333 SE 82nd Avenue. The site could support either a safe park site for non-RV passenger vehicles or a village-style shelter with small freestanding shed-style Pallet shelters.

Residents are pre-selected for both types of alternative shelters. These sites will not support drop-in services, and site operators will discourage unsanctioned camping around the property. County staff point to another JOHS-funded shelter in the neighborhood as an example of what they intend to create at this site. Beacon Village opened its 10-pod village to residents earlier this year near NE Glisan Street and has successfully housed a small group of formerly unhoused people within a church parking lot.

The second County-owned site is located less than a mile south of 333 SE 82nd Avenue at 1818 SE 82nd Avenue. The corner lot has access to SE Mill Street and is a block away from Harrison Park. Currently, the County is leasing the property back to its former owner. Recently acquired in December 2022, JOHS has yet to determine this site’s ultimate use, and Multnomah County staff cannot say when planning for this site will begin.

Outdoor alternative shelters are most commonly associated with a City lead collaboration between Portland and JOHS known as Safe Rest Villages. However, both County-owned sites are not being developed as part of that program. Jenka Soderberg, the program communications coordinator for JOHS, explained the primary difference between the two programs. “The Safe Rest Villages program was created apart from existing shelter efforts, with the City funding construction, though it does work with the Joint Office around contracting and other support.” These sites on SE 82nd Avenue will join the County’s existing alternative shelter program that began five years ago. “The Joint Office already funds and operates other alternative shelter sites and has done so since the Kenton Women’s Village first opened in 2017. Other shelters in that category include St. Johns Village, Beacon Village PDX, and WeShine’s Parkrose Village.” Said Soderberg.

The vacant half-block property near historic downtown Montavilla received new black chain-link fencing around its perimeter this December, supplanting the construction fencing that has protected the site since its sale. Over the next few months, construction crews will upgrade facilities at the site, creating resident amenities that include personal property storage, trash service, showers, restrooms, laundry, kitchen space, and social services.

*Image of 333 SE 82nd Avenue* *from Portland Maps*

The County considers 333 SE 82nd Avenue temporary accommodations. With people staying only as long as it takes to transition into permanent housing or permanent supportive housing programs. However, according to Soderberg, the site will remain a temporary shelter location for the foreseeable future. “The plan is to operate a long-term shelter at the site, but like all programs, budgets must be approved by the County Board and City Council annually, and we would always want to ensure we’re able to evaluate the success of the program.”

During the first half of 2023, program staff will coordinate meetings, working with neighbors and area businesses to create a Good Neighbor Agreement. Through alternative shelters like the ones proposed for Montavilla, the County intends to initiate positive changes for villagers and neighbors currently experiencing unsanctioned camping. By creating a safe sleeping space for people experiencing unsheltered homelessness, program managers hope to build an environment that allows villagers to be part of the surrounding neighborhood. Employees will professionally manage the site at all hours of every day. People working with residents will provide support to address basic needs, including hygiene services, case management, and housing navigation. Residents will receive access to treatment for unmet behavioral health needs.

Neighbors within a half-mile radius of the site should receive a postcard in the mail informing them about this planned site use. JOHS will update the community when they decide on a program model and contract with a shelter operator. The village could open and accept participants as soon as workers complete construction. Still, that timeline depends on the shelter style selection and how soon site management can prepare staff. JOHS will provide updates to community organizations as those milestones come closer.

Jacob Loeb

Disclosure: The author of this article serves on the boards of the Montavilla/East Tabor Business Association, 82nd Avenue Business Association, and Montavilla Neighborhood Association. During that work, he drafted the Good Neighbor Agreement with Beacon Village and will likely participate in future community outreach for these Multnomah County initiatives.

Construction, New Residence, Property Sale November 20, 2022March 25, 2023

APANO to Redevelop Canton Grill Site on SE 82nd

After nearly two and half years sitting vacant, the former Canton Grill property at 2610 SE 82nd Avenue will play a significant role in the district’s transformation. The owners of the iconic restaurant recently accepted the Asian Pacific American Network of Oregon‘s (APANO) offer to purchase the 47,265-square-foot site. Next month, APANO staff will begin public outreach and use those interactions to inform redevelopment plans.

APANO’s Community Development Director, Duncan Hwang, explained that acquiring the site became a priority for his organization soon after the restaurant closed. That historic eatery operated near the corner of SE 82nd Avenue and Division Street for 76 years during the height of the car-centric era. Consequentially, the location’s parking lot is four times bigger than the building’s footprint. That underutilized space has the potential to support density housing above additional commercial storefronts. A handful of recent developments in the area embracing a modern mixed-use multistory design. Those buildings feature deemphasized parking and provide pedestrian-scale ground-floor retail units with apartments above. However, those projects are still rare on 82nd Avenue. According to Hwang, the site could just as easily become a chain pharmacy store or another low-density shop. Buying this property allows APANO to secure this site before other groups lock up the parcel for another 50 years. With the guidance of the community, they intend to deliver a building that enhances the district and furthers the transformation of the former highway into a Civic Corridor.

The Canton Grill property sits across SE 82nd Avenue from APANO’s headquarters in the Orchards of 82nd building. That mixed-use project was the group’s first expansion into commercial development through a partnership with Rose Community Development Corporation (Rose CDC). APANO manages the retail space on the ground floor, and Rose CDC runs the affordable housing above. That successful endeavor encouraged the organization to expand further into development. Earlier this year, APANO announced another partnership for low-income housing on the nearby Portland Community College (PCC) campus. “We are also going to be working with Just Future on 120 units at PCC Southeast. Between the Orchards [of 82nd] and PCC, that’s almost 200 units of affordable housing,” said Hwang.

APANO’s development work supports the community’s need for socially guided projects while filling a niche underserved by current programs. “We did a strategic planning process about two years ago looking at needs and gaps for the Asian pacific islander community in general, and one of the gaps was there wasn’t a culturally specific housing developer for this community.” Said Hwang. APANO staff found that senior living and supportive housing did not account for differing tastes in Asian diets or preferred exercise classes. They also found that the physical design of buildings posed a lasting deficit in housing accommodations. “Spaces for family kinds of interaction is a desired, and then also a lot of our elders are shorter, so having cabinets that are better accessible and things like that has also come up as design elements.” APANO hopes its expansion into development will create a more equitable housing market in the region and fill those identified gaps.

APANO purchased the property with American Rescue Plan Act (ARPA) funds allocated to the organization by the State legislator. That money was expressly set aside for community-supporting property acquisition, allowing the organization to make a cash offer for the Canton Grill land. Duncan Hwang believes they were not the highest builder but expects that his organization’s commitment to redevelop the property responsibly influenced the Louis family’s decision to accept their offer. “The history and legacy of this family and this site is not lost on us,” said Hwang. APANO hopes to retain the 95-year-old restaurant building that has helped define 82nd Avenue. However, they will use community interest in preservation and the assessed structural condition to determine how the single-story building will fit into the larger redevelopment project.

*Montavilla News illustrations on Portland Maps image*

The future density of affordable housing from the Orchards and PCC projects presents an opportunity to expand uses for the Canton Grill project beyond traditional low-income housing. Hwang explained that they want to engage in “a real thoughtful conversation about the type of affordability that we want to see at that particular site.” He sees an opportunity for a mix of market rate and workforce housing above affordable retail as a possible use. The revenue from market-rate units can subsidize the affordability of the rest of the project while adding diversity to the area.

Duncan Hwang framed this redevelopment as a blank slate project, emphasizing that public outreach will drive many choices for the property. However, goals for the site will dictate some limits on the housing types considered. “I don’t think there’s any world where we’d build luxury market-rate condo-style things,” said Hwang. “It’s really about how do we maximize community benefit, which definitely includes housing. But how much? I think it depends on the size of a plaza or green space, commercial space, and all that.”

Regardless of community direction, providing resiliency to the population center will become a vital feature of this complex. That could include a solar panel covered parking structure that would function to reduce energy demands from residents and act as an emergency public charging station in a natural disaster. Resiliency design could also incorporate warming and cooling facilities for use during extreme weather events.

Outreach will begin on December 15th with a public forum at APANO’s community space. Staff will also reach out in other ways around the same time. “We’ll have a survey going out shortly as well, and in multiple languages. It’s going to be focused on unit mix, commercial space usage, and the sort of services that you want to see,” said Hwang. They are moving quickly because funding opportunities happen at set intervals. “If we want to maximize affordability and go for low-income housing tax credits, that’s on specific cycles. So we might be able to get into the next cycle next summer.” That deadline may not be an issue if the public supports market rate and workforce housing, but that determination will happen over the next few months, and APANO is keeping all options open. Interested people should look for opportunities to participate in planning efforts on APANO’s website or social media accounts.

Jacob Loeb

History, Property Sale November 14, 2022March 25, 2023

1909 Storefront for Sale on NE Glisan

The corner commercial property at 7341 NE Glisan Street is for sale. Since 1909, this 1,728-square-foot single-story structure has housed many grocery stores. Although changing hands often, the shop continued to sell food for 40 years. In those early days, most business operators lived on the property in attached housing. Based on the real estate listing, it has continued its tradition as a live/work environment and retained its attached living quarters.

*Images Yeast brothers from the Oregonian of December 29, 1918*

When constructed, the storefront had an address of 1877 East Glisan. An early proprietor of the property was J.S. Yeast, according to the Oregonian of December 29th, 1918. That publication’s WWI coverage recounted the story of the Yeast brother’s reunion in France on Armistice Day. The article noted that Ray and Ralph Yeast’s father lived at the Glisan Street storefront. In 1920, an ad identified C.D. Hageman as the grocery store owner. That Blue Ribbon Soda Wafers advertisement in the Oregon daily journal of August 20th lists the Glisan street grocery as a participating location for a toy airplane giveaway.

*Ad from The Oregon daily journal of August 20th, 1920*

In the 1930s, the store became the Evergreen Cash Grocery, and the location changed its address to 7341 NE Glisan Street following the great renumbering of Portland. In more recent history, this location served as the office for Bill Lawhorn Construction.

The 113-year-old building is available for $335,000, with some alternative financing options available. The buyer can finish an in-progress remodel or redevelop the site with a mixed-use building up to a four-stories tall. The current owner began renovating a one-bedroom apartment behind the office. The front area is move-in ready with a half bath, and the unfinished apartment features a completed full bathroom. The property includes two off-street parking spaces accessed from NE 74th Avenue. Interested buyers should contact the listing agent by phone at 503-288-3979 or by email.