Parking lot striping in 97233 covers Rockwood, the outer southeast Portland stretch around SE 162nd Avenue, and the retail and apartment complexes flanking the I-205 corridor between SE Powell and SE Stark. The lot mix here is small retail strips, manufactured-home community circulation lots, mid-size apartment complexes, and a handful of older commercial pads waiting for redevelopment. Most stripe work here is maintenance-cycle re-stripe with ADA refresh, not new-build layout.
What 97233 Lots Have in Common
Three patterns show up across the ZIP. The first is age. Most lots were paved between 1980 and 2005 and have not seen a structural overhaul, so the asphalt is worn and stripe adhesion is weaker on oxidized surface. The second is ADA backsliding. Older lots often have stall counts and access aisle widths that no longer meet the 2026 Oregon code. The third is freight corridor wear. Lots along the I-205 frontage road see delivery truck traffic, and the tire-scrub at gate entries abrades stripes faster than typical retail.
A 97233 stripe job almost always includes a compliance walk first. Before we paint, we map ADA gaps -- missing van-accessible stalls, undersized access aisles, slope problems near accessible routes, missing signage. The stripe scope and the compliance scope come out as two separate line items so the property manager can decide whether to address both in one visit or stage them.
Painting Sequence for a Rockwood Retail Lot
A typical 97233 stripe job runs:
- Pre-survey walk with stall count and ADA gap map.
- Power-blow and broom the lot to remove debris.
- Pre-mark stall corners if rescoping, or paint over existing chalk if straight re-stripe.
- Lay perimeter and fire-lane stripes first.
- Spray standard stall lines.
- Hand-paint ADA stalls and access aisles with heavier paint mil.
- Stencil arrows, "STOP" lettering, and crosswalks.
- Final walk-through with the property owner.
A 40-stall retail lot finishes in one daylight visit; a 200-stall apartment complex takes 1.5 to 2 days. We use traffic-grade waterborne paint with reflective bead loading for night visibility. Cure time is 60 to 90 minutes for first-touch traffic readiness; full hardness is 24 to 48 hours depending on humidity.
Cost Discipline: What 97233 Striping Runs
Stripe pricing here is closer to suburban Portland benchmark than to Lloyd District or Pearl prevailing-wage territory. The industry baseline below frames the spread; the real quote depends on stall count, ADA scope, and whether the lot needs a fresh paint surface or just touch-up.
Industry Baseline Range
| Scope | Per Stall (re-stripe) | Per Stall (new layout) |
|---|---|---|
| Standard 90-degree stall | $4 to $8 | $8 to $13+ |
| ADA stall with access aisle | $20 to $45 | $40 to $90+ |
| Fire lane painting (per linear foot) | $0.75 to $1.50 | $1.25 to $2.50+ |
| Crosswalk (per crosswalk) | $90 to $250 | $200 to $500+ |
| Daytime work (most 97233 lots) | baseline | baseline |
| Night-work premium when required | 15% to 30% add | 15% to 30% add |
Current Market Reality
Traffic-paint cost has held high since the 2022 chemical run-up. Crew rates have climbed steadily in Multnomah County because demand from Portland's broader striping market keeps wage tiers elevated. A 97233 lot that was a $1,800 stripe in 2019 is closer to $2,800 to $3,200 today for the same scope. The other compounding factor on older Rockwood lots is paint surface condition. Stripe over heavily oxidized asphalt requires either a primer coat or acceptance that the new stripe will fade faster. Either choice adds either material cost or shortens the next re-stripe cycle.
ADA Compliance on Older 97233 Lots
The Oregon ADA stripe rules for 2026 require accessible stalls to scale with total stall count -- 1 accessible per 25 standard up to 100, then 1 per 50 above. Van-accessible stalls need 8-foot access aisles. Slope tolerance is 1:48 in any direction inside the stall and access aisle. Old Rockwood lots routinely fail one or more of these tests:
- Fewer accessible stalls than the current count requires.
- Access aisles striped at 5 feet rather than 8 feet for van-accessible.
- ADA stalls located far from the accessible building entry.
- Missing accessible-route stripe between the ADA stall and the entry.
We map these gaps on the pre-stripe walk and itemize the cost of bringing the lot to compliance versus matching the existing layout. The property manager makes the call. For a deeper read on Oregon's stall-count math, see our ADA parking compliance in Oregon page.
What Drives Up the Quote in 97233
Most quote-creep in this ZIP comes from three things. First, stripe-fade severity. A lot that has gone 5+ years without a re-stripe has paint so faded the pre-survey takes longer because we have to chalk the layout from scratch instead of tracing existing lines. Second, ADA bring-up scope. Bringing a 1995-era lot to 2026 ADA stripe spec is more work than refreshing a 2015 layout. Third, surface prep. Oil-stained asphalt at apartment-complex tenant stalls needs a primer pass before stripe will hold. None of these are surprises after the walk; all three are common in 97233.
Scopes That Pair With Striping
Most 97233 lots benefit from bundling. Common pair-ins:
- Crack fill on the worst seams before paint.
- Sealcoat first if the lot is in its seal-cycle window (fresh seal makes stripe pop).
- Wheel stop replacement at ADA stalls.
- Bollard touch-up at tenant entries and ADA-route protection.
For property managers running multiple Portland lots, our Portland line striping and Multnomah County striping pages cover the broader route. For commercial portfolio scope, our commercial striping in Portland page outlines bundled-scope pricing.
How a 97233 Stripe Quote Comes Together
We walk the lot, count stalls, map ADA gaps, measure fire-lane footage, photograph stripe-fade severity, and identify scheduling constraints. The written quote itemizes line items so the property manager can choose between maintenance re-stripe and full compliance bring-up. Most quotes turn around inside 48 hours of the walk.
Cojo runs striping crews across the Portland metro corridor from April through October. We are CCB-licensed and insured, and we hold our stripe work to the standard that Oregon ADA inspectors require because we work in this jurisdiction every week.
Request a stripe quote and we will schedule a 97233 walk inside the next 1 to 2 weeks. Most lots can be on the schedule within 14 days in peak season.