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  #5661  
Old Posted Mar 26, 2026, 5:18 PM
mhays mhays is online now
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I don't know about Portland, but in Seattle new laws have opened up much easier demolitions. This was about street people breaking in and starting fires, causing too much risk and liability.

It's tragic because we've gotten empty spots that should be street wall, and sometimes we lose actual good buildings that way. Several have been torn down under this law.
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  #5662  
Old Posted Mar 27, 2026, 2:11 PM
PhillyPDX PhillyPDX is offline
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Originally Posted by maccoinnich View Post
It's not correct. Looking at the County tax records, a Goodman connected LLC bought the property for $1.5 million in 2006. The $48k is associated with a deed that was recorded in 2017 for some other purpose, and didn't result in a change in ownership.



I think you're correct about the chance of a near-term redevelopment being low, and yet... I still don't get how demolition helps with carrying costs? The building had tenants as of 2024. The taxes owed on the property had already gone down enough that they're lower than what a lot of individuals pay on fancier condos or single family houses, and of course they don't go to zero after the building is demolished. All I can think is that there was some kind of issue with the building that would have required imminent and very expensive repairs in order to keep tenants in place?
I have seen asbestos crews on site. Maybe there are some environmental concerns/costs that make fixing it up extremely expensive.
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  #5663  
Old Posted Apr 7, 2026, 3:10 PM
maccoinnich maccoinnich is offline
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Quote:
Another downtown Portland office tower sells amid foreclosure lawsuit



Portland real estate executives said Monday they have acquired downtown’s “Black Box” office tower for just shy of $70 million.

Melvin Mark Investors said it is partnering with real estate investor and auto executive Jeff Swickard to buy 200 S.W. Market St., a 19-story, 400,000-square-foot building adjacent to the Keller Auditorium.

The approximately $70 million total includes buying the building’s debt from a lender for $38.5 million. It also includes the cost of buying out the controlling interest of building owner John Russell, commissions, tenant improvements, as well as a renovation budget and other considerations, according to Nick Ehlen, managing partner with Melvin Mark Investors.

The deal has been in the works since late 2024, Ehlen said. “Not a simple transaction,” he added.

Metropolitan Life Insurance Co., the lender on the property, said in court records last year that the Black Box, so-called for its opaque black appearance, was in default on a $63 million loan. A judicial foreclosure lawsuit filed in June 2025 claimed that an earlier payment plan established between the previous owner and lender to help make up for lost rents fell apart starting in 2023.
...continues at the Oregonian.
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  #5664  
Old Posted Apr 7, 2026, 8:55 PM
pdxsg34 pdxsg34 is offline
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The "black box" is certainly not my style, but I understand it given the timeline it was built in. I hope this serves as another example to emphasize multi-usage in architecture, because this building appears to be nothing but an office building, given the structure, windows, accessibility, etc. Eventually, office buildings, or something of the like, will come back into need, and I hope those buildings incorportate mechanisms to allow them to more easily shift to different uses (housing, warehouses, event spaces), rather than serving as a ride-or-die single use.
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  #5665  
Old Posted Apr 7, 2026, 9:36 PM
mhays mhays is online now
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An easily-adaptable building is generally bad for its primary use. Therefore it generally won't happen.

For example, offices like wide floorplates and 13' floor-to-floor heights. Multifamily likes narrower floorplates and 10' f-t-f. Hotels like even narrower floorplates but also 10'. Parking levels can be closer to 9' and also need ramps. That's before getting to entrances, mechanical/electrical, stair locations, structural types, etc.
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  #5666  
Old Posted Apr 7, 2026, 9:46 PM
maccoinnich maccoinnich is offline
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An interesting / surprising detail to the story is that with new leases that are secured, the building will be at 85% occupancy. The best use for this office building appears to be remaining in use as an office building.
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  #5667  
Old Posted Apr 7, 2026, 11:06 PM
pdxsg34 pdxsg34 is offline
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Originally Posted by mhays View Post
An easily-adaptable building is generally bad for its primary use. Therefore it generally won't happen.

For example, offices like wide floorplates and 13' floor-to-floor heights. Multifamily likes narrower floorplates and 10' f-t-f. Hotels like even narrower floorplates but also 10'. Parking levels can be closer to 9' and also need ramps. That's before getting to entrances, mechanical/electrical, stair locations, structural types, etc.
This is helpful information. Obviously easier said than done. Thank you for the insight.
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  #5668  
Old Posted Apr 8, 2026, 6:23 PM
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I love the black box. In my opinion, the issue with that building is the way it interacts with the street. It's pushed way back and has an almost 80's mall style base. So its retail gets zero foot traffic unless people are already intentionally going there.
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  #5669  
Old Posted Apr 8, 2026, 9:03 PM
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Originally Posted by 2oh1 View Post
I love the black box. In my opinion, the issue with that building is the way it interacts with the street. It's pushed way back and has an almost 80's mall style base. So its retail gets zero foot traffic unless people are already intentionally going there.
Agreed, but Murata is there and it's sooo good. The patios on the roof of the mall style base are really nice too if you're a tenant of the building.
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  #5670  
Old Posted Apr 22, 2026, 7:05 PM
maccoinnich maccoinnich is offline
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Quote:
Would a Vacancy Tax Spur Owners of Empty Towers to Seek Out Commercial Tenants?
To reduce blight and revitalize downtown, a trio of progressive councilors wants to explore penalizing owners of long-vacant commercial and retail properties.



A decade ago, central Portland was abuzz with rising property values, high demand for storefronts, and the third-most construction cranes in the U.S. hovering overhead. These days, it seems, the only one making moves downtown is Jeff Swickard.

In July, the West Linn auto exec bought Big Pink, the second-tallest building in Oregon, for a fire-sale price of $45 million—12% of its 2015 sale price of $372 million. And earlier this month, a partnership of Swickard and Melvin Mark Investors purchased the 19-story 200 Market Building, another prominent downtown property that had teetered for years on the edge of foreclosure.

Swickard, a University of Oregon alum, says he’s fully committed to Portland despite everything—the current economic downturn, public safety concerns, the great work-from-home shift and, in the case of Big Pink as of April 20, a 75% vacancy rate.
...continues at Willamette Week.
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  #5671  
Old Posted Apr 23, 2026, 10:23 PM
maccoinnich maccoinnich is offline
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Photos: Inside the renovation of the Taft Hotel building in downtown Portland



The ground floor of the former Taft Hotel building will have a hotel check-in and seating area.

Work to transform a former low-income residential facility into a hotel in Portland’s West End has begun as the McMenamin family seeks to expand its downtown presence.

The hospitality dynasty, which operates more than 50 locations in Oregon and Washington, is converting the building it purchased at 1321 S.W. Washington St. into a 63-room hotel with three bar and restaurant spaces.

One of the bar spaces will be a speakeasy-style space in the basement of the building with a small performance area for events like poetry readings, classical performances and other types of intimate entertainment.

Another bar space will be more hidden on the top floor of the building in a room that previously served as a library for tenants.
...continues at the Portland Business Journal ($).
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  #5672  
Old Posted Apr 24, 2026, 4:10 AM
colossalorder colossalorder is offline
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This vacancy tax seems like an idea that was conceived in a dorm room while smoking pot. We have the most moronic city council. The city is doomed if this is the intellectual wattage of our leadership. They should have to take an economics class before running for office.

I love how Dumbfy says the landlords have to take accountability. How about the city council take accountability for running this city into doom loop with their idiotic taxes and policies that have businesses fleeing? Talk to anyone trying to run a business in town. They are trying to stay but the math doesn't work. The logistics don't work. The hassle and risk is not worth the payout.

I had an interesting chat with the Scandals staff that for 45 years operated the bar on Harvey Milk. Its the city and their absurdity of costs, bureaucracy and hassle that caused them to move from downtown.
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  #5673  
Old Posted Apr 24, 2026, 4:47 PM
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Originally Posted by maccoinnich View Post
If theres anything I can say about McMenamins, it's that they sure move quick, seems like this project was announced yesterday. Wish the proposed dining/bar offerings were more front facing rather than tucked away into the building, but this should still be a good draw for that block
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  #5674  
Old Posted Apr 24, 2026, 5:04 PM
M Kass M Kass is offline
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Originally Posted by colossalorder View Post
This vacancy tax seems like an idea that was conceived in a dorm room while smoking pot. We have the most moronic city council. The city is doomed if this is the intellectual wattage of our leadership. They should have to take an economics class before running for office.

I love how Dumbfy says the landlords have to take accountability. How about the city council take accountability for running this city into doom loop with their idiotic taxes and policies that have businesses fleeing? Talk to anyone trying to run a business in town. They are trying to stay but the math doesn't work. The logistics don't work. The hassle and risk is not worth the payout.

I had an interesting chat with the Scandals staff that for 45 years operated the bar on Harvey Milk. Its the city and their absurdity of costs, bureaucracy and hassle that caused them to move from downtown.
I'm as socially progressive as they come (I naively with visions of utopia, voted as a parent for free pre-school ) but the tax structure here is absolutely out of hand. On top of total inefficiency as a governing body, our city's / Metro's allocation of funds is out to lunch. Our roads are garbage, schools in free-fall and not just due to declining enrollment / birth rate and the unfriendly stance toward small and large business alike- it's a multiple organ shutdown, in what's seemingly becoming a classic American urban 'doom loop' model. City Council meetings are a dog and pony show where if anyone tries to speak truth to power, they shut it down. It's wild. A good friend mine's father was a professor at Lewis and Clark who taught Poli Sci for four decades and his quote was an adaptation of Jefferson's, 'The government you vote in is the government you deserve'. I truly believe leadership and visioneering are a lost art at the municipal all the way to federal level. Nobody wants the gig of being a real leader- because the gig sucks.
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  #5675  
Old Posted Apr 24, 2026, 5:12 PM
maccoinnich maccoinnich is offline
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Originally Posted by colossalorder View Post
This vacancy tax seems like an idea that was conceived in a dorm room while smoking pot. We have the most moronic city council. The city is doomed if this is the intellectual wattage of our leadership. They should have to take an economics class before running for office.

I love how Dumbfy says the landlords have to take accountability. How about the city council take accountability for running this city into doom loop with their idiotic taxes and policies that have businesses fleeing? Talk to anyone trying to run a business in town. They are trying to stay but the math doesn't work. The logistics don't work. The hassle and risk is not worth the payout.

I had an interesting chat with the Scandals staff that for 45 years operated the bar on Harvey Milk. Its the city and their absurdity of costs, bureaucracy and hassle that caused them to move from downtown.
I would agree (with Dunphy) that the amount of retail vacancy is a problem and (with you) that a vacancy tax is a bad idea. I wish they had started with a study into the into the causes and potential solutions. For example, one issue I've heard a lot recently is that building out tenant improvements in shell spaces can be an absolute killer, especially for restaurants; I've definitely seen a lot of second generation spaces that turn over very quickly, while nearby shell spaces sit vacant for years.

And speaking of both Scandals and second generation spaces...

Quote:
Downtown's historic 'Gayborhood' eyes comeback with new bar
Once the heart of Portland's LGBTQ+ nightlife, Southwest Harvey Milk Street fell quiet after its last gay bar closed in 2024*. A new bar aims to start a revival.

PORTLAND, Oregon — Southwest Harvey Milk Street, once the center of LGBTQ+ nightlife in Portland, has been without a gay bar since longtime nightclub, Scandals, moved last fall. That's about to change.

Logan Whalen, owner of Best Coast Barber Co. on Southwest Harvey Milk Street, is finalizing a lease to open Camp, a new bar across the street from his business. It will take over the space vacated by Scandals, a long-time gay bar that relocated to Portland's east side last fall.

"We spent a lot of time walking up and down this street," Whalen said. "Just being in this neighborhood felt like something special — a gay‑owned business on the gay street in the gayborhood."
...continues at KGW.

*it closed in 2025, and judging by the comments online the decision to move it into a space that doubles as an açaí bowl cafe has not been well received by the community. A new bar taking over the same space may well be the kind of healthy turnover that was needed.
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  #5676  
Old Posted Apr 24, 2026, 7:56 PM
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I totally agree about the idiocy of the proposed vacancy tax. There have been real life examples and studies already done, showing this policy has little to no positive impact. So why the hell is our council doing another study, do they think they’ll discover something new? Take that study $ out of their paychecks, not mine.

Re: Scandals, it’s sad they moved although I don’t get how Portland’s biz climate etc is to blame since they’re still subject to the same taxes etc in their new location across the Willamette… ? Glad to hear another bar is moving into their former space though. I’m sure this, along with the new hotel nearby and a long-awaited new restaurant in the old Henry’s Tavern space will help amp up the nightlife in this area.
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  #5677  
Old Posted Apr 26, 2026, 9:00 PM
colossalorder colossalorder is offline
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Just w/r/t Scandals, the new space is significantly smaller and shares space with a restaurant during the day. So their operating costs are much much lower. I'm wishing them well, but we went on a Saturday evening and it was very empty.

I'm thrilled about Camp. I just wish it was in addition to rather than instead of. Scandals was super dated, but it had its own charm and neighborhood energy. It was also a bargain - you could also get a strong drink for just a couple of bucks, perfectly served in a plastic RC cola cup.

Last edited by colossalorder; Apr 26, 2026 at 9:16 PM.
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  #5678  
Old Posted May 18, 2026, 11:00 PM
colossalorder colossalorder is offline
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Some really great Portland moments at the beginning of the Wildwood trailer from Laika.
https://www.youtube.com/watch?v=POneS8h1jyU
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