Live-Work Property with Separate
For Sale
$589,000
10261 NW PACIFIC COAST HWY, Seal Rock, OR 97376
Commercial Sale, Seal Rock, OR
Property Size2,515 SF
Lot Size0.28 Acres
Price / SF$234.19
Days on Market74
Property Features for 10261 NW PACIFIC COAST HWY
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-T Tourist Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking features
Off Street, Oversize
Window features
Blinds
Fireplace
1
Appliances
Microwave, Electric Oven, Electric Range, Water Heater, Washer, Dryer, Refrigerator, Microwave, Electric Oven, Electric Range, Water Heater, Washer, Dryer, Refrigerator
Subdivision
Seal Rock Resort
Lot features
Level
Directions
Take Hwy 101 to Seal Rock, buildings on the east side of the highway, about half a block north of the Seal Rock Recreation Site.
Standard status
Active
APN
121225AD-6501-00
Size
2,515 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3550
Utilities
Sewer type
Septic Tank
Heating system
Ductless (Heating), Electric (Heating), Zoned, Wood
Cooling system
Ceiling Fan(s)
Water source
Public
Building Details
Year built
1986
Floors in Building
2
Flooring type
Carpet, Hardwood
Building materials
T1-11 Type
Roof type
Composition, Shingle
Additional Structures
Workshop
Listing Agency:
Emerald Coast Realty - Yachats
(541) 283-3590
Listed By:
Robert Haselhuhn · License #201231701
(530) 510-1724
Added: Jul 24
Changed: Oct 3
Last Checked: Oct 5 at 4:06AM
MLS# 26-2059
Copyright © 2026 Oregon Coast MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,515-square-foot live-work building places commercial space on the first floor and living quarters above. The lower level has hardwood flooring, a half bath and a wet sink area. Upstairs are a kitchen, dining and living areas, sleeping space, a full bath, and washer and dryer hookups; the upper floor also receives natural light and has partial ocean views. A separate building on the adjoining property provides additional studio, shop, or retail space. The site totals 0.28 acres and includes off-street parking with rear access.
Located at 10261 NW Pacific Coast Hwy in Seal Rock, the property is zoned C-T Tourist Commercial. Public water and a septic system serve the property. Built in 1986, the main building has a composition shingle roof and electric heating, with a wood heating source also listed.
Located at 10261 NW Pacific Coast Hwy in Seal Rock, the property is zoned C-T Tourist Commercial. Public water and a septic system serve the property. Built in 1986, the main building has a composition shingle roof and electric heating, with a wood heating source also listed.
Key Highlights
- 2,515‑square‑foot live‑work building with commercial space below and living quarters above
- Separate building offers additional studio, shop, or retail space
- 0.28‑acre site with rear access and off‑street parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$38,692
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.57%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$773,840
$773.8K
Cap Rate 7%
$552,743
$552.7K
Cap Rate 9%
$429,911
$429.9K
Market Conditions
NOI Build-Up for 2,515 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$67.0K $26.64/SF
− Vacancy
−$15.4K −$6.13/SF
EGI
$51.6K $20.51/SF
− OpEx
−$12.9K −$5.13/SF
NOI
$38.7K $15.38/SF
Area
Lincoln County, OR
Vacancy
23.00%
Lease Rate
$26.64 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$773,840
Cap Rate 7%
$552,743
Cap Rate 9%
$429,911
Alternative Uses
Best Use
Office B
$552.7K
$483.7K – $644.9K
NOI $38,692 @ 7.0% cap · market cap 6.57%
Second Best
Retail
$437.3K
$382.6K – $510.1K
NOI $30,608 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$656.0K
$574.0K – $765.3K
NOI $45,919 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 97376, OR
1,351
Population
846
Households
1.6
Avg Household Size
61
Median Age
23%
College-Educated
93%
High-School Grad
60.7 sq mi
ZIP Area
22
Density / Sq Mi
$59,976
Median Household Income
$31,042
Median Earnings
$948
Median Rent
$411,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - C-T Tourist Commercial zoning supports a mix of business and residential space.
Where is this live-work space located?
The property is located at 10261 NW PACIFIC COAST HWY Seal Rock, OR.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: 2,515‑square‑foot live‑work building with commercial space below and living quarters above; Separate building offers additional studio, shop, or retail space; 0.28‑acre site with rear access and off‑street parking
