Live-Work Space with Partial Ocean
For Sale
$629,000
10261 NW PACIFIC COAST HWY, Seal Rock, OR 97376
Commercial Sale, Seal Rock, OR
Property Size2,515 SF
Lot Size0.28 Acres
Price / SF$250.10
Days on Market28
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 2, Bathroom 1
Parking features
Oversize, Off Street
Window features
Blinds
Fireplace
1
Appliances
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
Electric (Heating), Wood, Zoned, Ductless (Heating)
Cooling system
Ceiling Fan(s)
Water source
Public
Amenities
hardwood floors
half bath
wet sink area
natural light
partial ocean views
full bath
washer/dryer hookup
kitchen
dining area
living area
sleeping area
private parking
Building Details
Year built
1986
Floors in Building
2
Flooring type
Carpet, Hardwood
Building materials
T1-11 Type
Roof type
Shingle, Composition
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: Aug 19
Last Checked: Aug 20 at 2:06PM
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 live-work offering includes two side-by-side commercial properties. The main 2,515 SF unit is designed for a first-floor studio/gallery and retail-style use with hardwood floors, a half bath, and a wet sink area, with upstairs living that includes natural light and partial ocean views. The upstairs quarters provide a full bath, washer/dryer hookup, and kitchen, dining, living, and sleeping areas.
Next door, an additional separate building offers a dedicated art studio, shop, or retail space, and may also function as a second retail rental unit. The property includes rear property access for private parking, with off-street parking and oversize parking.
The site sits on a 0.28-acre lot and is zoned C-T Tourist Commercial. Construction materials include T1-11 type siding, with a shingle/composition roof. Public water and a septic tank provide services. Heating includes electric, wood, and ductless zoned systems, and the home includes a fireplace.
Next door, an additional separate building offers a dedicated art studio, shop, or retail space, and may also function as a second retail rental unit. The property includes rear property access for private parking, with off-street parking and oversize parking.
The site sits on a 0.28-acre lot and is zoned C-T Tourist Commercial. Construction materials include T1-11 type siding, with a shingle/composition roof. Public water and a septic tank provide services. Heating includes electric, wood, and ductless zoned systems, and the home includes a fireplace.
Key Highlights
- 2,515 SF live‑work unit with first‑floor hardwood floors, half bath, and wet sink area
- Upstairs living includes partial ocean views, full bath, washer/dryer hookup, plus kitchen, dining, living, and sleeping areas
- Separate adjacent building for a dedicated art studio, shop, or retail use
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
6.15%
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 6.15%
Second Best
Retail
$437.3K
$382.6K – $510.1K
NOI $30,608 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$656.0K
$574.0K – $765.3K
NOI $45,919 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Two side-by-side buildings featuring a 2,515 SF live-work unit above a studio/gallery-style space plus a separate adjacent studio or retail building.
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 $629,000.
What are key features of this property?
This property features: 2,515 SF live‑work unit with first‑floor hardwood floors, half bath, and wet sink area; Upstairs living includes partial ocean views, full bath, washer/dryer hookup, plus kitchen, dining, living, and sleeping areas; Separate adjacent building for a dedicated art studio, shop, or retail use
