What Gramor Development does

Gramor Development, Inc. is a privately held commercial real estate development company headquartered in Tualatin, Oregon, founded in January 1985 by Barry Cain. The firm develops, owns, and manages grocery-anchored neighborhood retail centers, mixed-use town centers, and waterfront urban districts across the Portland, Oregon metropolitan area and Vancouver, Washington. Since founding, Gramor has completed more than 70 retail and mixed-use projects with a cumulative development value exceeding $1.0 billion.

The company's current active portfolio centers on three marquee projects: The Waterfront Vancouver, a 32-acre, 20-block mixed-use district along the Columbia River in Vancouver, WA, with up to 3,300 residential units, over 1 million square feet of office, 250,000 square feet of retail and hospitality, and a 10-acre waterfront park; Reed's Crossing Town Center, a 104,000-square-foot grocery-anchored retail center in South Hillsboro embedded within a 474-acre Brookfield-managed master-planned community projected to deliver 4,000 homes and 20,000 residents at buildout; and Lake View Village, a 91,000-square-foot mixed-use project in downtown Lake Oswego. The firm executes end-to-end real estate functions in-house — land acquisition, entitlement, construction management, leasing, and property management — supported by a team of approximately 19 professionals led by Cain and second-generation operator Ryan Cain.

Gramor generates revenue primarily through long-term leases with national and regional retailers, restaurants, and service businesses, structured as recurring monthly rent at rates negotiated per property. Tenant mix is anchored by grocers (Market of Choice, QFC, Fred Meyer) and supplemented by quick-service restaurants (Shake Shack, QDOBA), financial services (Wells Fargo, OnPoint Community Credit Union), healthcare (Providence), and senior living (The Ackerly). The company develops through joint ventures for larger projects — notably the 2008-vintage Columbia Waterfront LLC for Waterfront Vancouver and a current partnership with Brookfield Properties Development on Reed's Crossing — and funds development through debt (e.g., a $14.8 million Banner Bank facility in 2017) and JV equity rather than venture or institutional capital.

Name

Gramor Development

Legal name

Gramor Development, Inc.

Website

https://gramor.com

Company type

Private

Founded year

1985

Operating status

Operating

Headcount range

11–50 employees

Short description

Gramor Development is a privately held, Pacific Northwest commercial real estate developer founded in 1985 that builds, owns, and manages grocery-anchored retail centers and mixed-use districts — notably the $2B+ Waterfront Vancouver and Reed's Crossing Town Center — leasing space to national and regional tenants across the Portland metro and Vancouver, WA.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Development

NAICS

Lessors of Nonresidential Buildings (except Miniwarehouses) (531120), Real Estate Property Managers (53131)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Real Estate Dealers (For Their Own Account) (6532)

akta.pro primary industry

Mixed-Use Property Management (BPAJAGAE)

akta.pro secondary industry

Land & Development Site Brokerage (BPAJABAG)

Keywords

• Commercial real estate development
• Retail shopping centers
• Mixed-use developments
• Property management services
• Grocery-anchored retail

Headquarters

HQ city

Tualatin

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Infrastructure, Personnel, Marketing or Sales, Supply Chain

Revenue model

1. Real Estate Development and Leasing: Gramor Development generates revenue through developing commercial retail properties and leasing spaces to tenants. The company develops and owns its projects, providing in-house property management services. Revenue comes from lease payments by tenants in their shopping centers, retail developments, and mixed-use properties.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels4 records

Core offering

Gramor Development acquires, develops, and owns commercial retail real estate — primarily grocery-anchored neighborhood shopping centers, mixed-use town centers, restaurants, and large-scale mixed-use waterfront communities — in the Portland metropolitan area and Vancouver, WA. It leases space to national, regional, and local tenants (grocery, dining, retail, financial services, healthcare, senior living) and operates completed assets through in-house property management.

Product overview

Gramor Development is a commercial real estate development company specializing in retail shopping centers and mixed-use developments in the Portland metropolitan area and Vancouver, WA. Founded in 1985 by Barry Cain, the company has completed more than 70 retail and mixed-use projects valued at nearly $1 billion. Their portfolio includes grocery-anchored neighborhood shopping centers (such as Reed's Crossing Town Center with its Market of Choice anchor), large-scale mixed-use waterfront developments (The Waterfront Vancouver, a $1.5 billion+ project spanning 20 city blocks), and transformative downtown projects (Lake View Village in Lake Oswego). The company develops and owns its projects with in-house property management capabilities.

Differentiator

Problem solved

Functional benefit

Products and services

• Reed's Crossing Town Center A 104,000-square-foot grocery-anchored retail shopping center within Oregon's largest master-planned community (474 acres) in South Hillsboro, Oregon. Features retail, dining, wellness services, and community amenities for residential and surrounding populations.
• The Waterfront Vancouver A 32-acre, 20-block mixed-use urban development in Vancouver, WA along the Columbia River, featuring 250,000 square feet of retail, over 3,000 residential units, office space, hotels, restaurants, wineries, and waterfront park amenities including the Grant Street Pier.
• Lake View Village A mixed-use project in downtown Lake Oswego featuring 91,000 square feet of retail shops, restaurants, and office space adjacent to a lake and Millennium Park.
• Property Management Services In-house property management services overseeing completed developments, including leasing administration, asset management, and day-to-day property operations for Gramor's owned portfolio.

Quantifiable outcome

• 70+ retail and mixed-use developments completed since 1985
• +4 more outcomes

Named customers13 records

Segments5 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Five partnerships are on record, tiered core and flagship.

• Brookfield Properties DevelopmentcoreStrategic or Co-development Partner · 1 January 2023Brookfield Properties is the managing developer for Reed's Crossing, Oregon's largest mixed-use master-planned community. Gramor Development is developing the commercial Town Center while Brookfield manages the overall residential development. Eric Peterson, VP of Operations for Brookfield Properties, has stated the partnership brings 'vibrant community' vision to life.
• Columbia Waterfront LLCflagshipStrategic or Co-development Partner · 1 January 2008Joint venture entity formed by Barry Cain and local investors to acquire and develop the 32-acre Waterfront Vancouver property. Columbia Waterfront LLC purchased the property in 2008 and worked with the City of Vancouver to create a master plan for mixed-use development including 3,000+ residential units, office space, hotels, restaurants, retail, and park space. The partnership is responsible for one of the largest urban development projects in the Pacific Northwest.
• PWL PartnershipcoreTechnology or IntegrationLandscape architecture firm from Vancouver, BC hired to design Waterfront Vancouver. Known for work on Coal Harbor neighborhood created for 2010 Winter Olympics and Ship Point Waterfront in Victoria, BC. PWL's work on both projects highlighted their ability to create vibrant waterfront neighborhoods with connection to natural environment.
• Larry KirklandcoreTechnology or IntegrationInternationally acclaimed public artist engaged to design signature elements of Waterfront Vancouver including the Grant Street Pier (cable-stayed pier over Columbia River) and Headwater's Wall water feature representing the Columbia River Basin. Kirkland suggested changing pier design from concrete pilings to cable-suspended for healthier aquatic environment.
• David Hansen (Hansen Architecture)coreTechnology or IntegrationSeattle-based architect hired to create the master plan for Waterfront Vancouver project.

Scale indicators9 records

Recent moves8 records

Expansion highlights5 records

Broad incumbents

• The Howard Hughes Corporation: Public master-planned community developer operating large-scale, mixed-use communities such as The Woodlands and Downtown Columbia. Comparable to Gramor's Reed's Crossing and Waterfront Vancouver master-planned development strategy, though at much larger scale.
• Federal Realty Investment Trust: Public REIT focused on high-quality retail and mixed-use properties in dense, affluent coastal markets. Comparable to Gramor's premium mixed-use execution (e.g., Lake View Village, Waterfront Vancouver) at a national scale.

Regional players

• NAI Elliott: Pacific Northwest commercial real estate brokerage and property management firm that represents Gramor on leasing assignments (e.g., Crestview Crossing). Comparable as a PNW retail and mixed-use broker, and a current channel partner rather than pure competitor.
• Pan Pac Development: Seattle-area commercial real estate developer focused on retail, mixed-use, and multifamily projects across the Puget Sound region. Comparable as a Pacific Northwest developer competing for similar suburban infill and mixed-use opportunities.

Direct peers

• Regency Centers Corporation: National publicly-traded REIT that develops, owns, and operates grocery-anchored neighborhood and community shopping centers. Most directly comparable to Gramor's core grocery-anchored retail development and ownership model across the U.S.
• Brixmor Property Group: Public REIT owning and operating a national portfolio of open-air shopping centers, many grocery-anchored. Comparable to Gramor in retail-center ownership, leasing to national and regional tenants, and active asset management.
• Kimco Realty: One of the largest publicly-traded owners and operators of open-air shopping centers in North America, with a focus on grocery-anchored centers. Comparable to Gramor's mix of grocery-anchored retail and mixed-use assets under long-term ownership.
• Schnitzer West: Bellevue, WA-based commercial real estate developer specializing in office, industrial, and mixed-use projects in the Pacific Northwest. Direct regional peer to Gramor with overlapping Pacific Northwest geography and mixed-use expertise.
• Kite Realty Group Trust: Public REIT owning and operating open-air shopping centers, predominantly grocery-anchored. Comparable operating model to Gramor with in-house leasing and property management across a multi-state portfolio.
• Phillips Edison & Company: Public REIT focused exclusively on grocery-anchored neighborhood shopping centers, with in-house property management. Closely matches Gramor's anchor-tenant strategy, mixed-tenant merchandising, and integrated property management approach.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/gramor-development-oregon

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Funding overview

Funding rounds1 record

Investors1 record

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Gramor Development