Office Building with Newer
For Sale
$425,000
16440 Finley Butte Road, La Pine, OR 97739
Commercial Sale, La Pine, OR
Property Size1,376 SF
Lot Size0.34 Acres
Price / SF$308.87
Days on Market88
Property Features for 16440 Finley Butte Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C
Parking features
On Street, Parking Lot, RV
Patio and Porch features
Porch
Lot features
Level, Xeriscape Landscape
Standard status
Active
APN
114952
Size
1,376 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2438
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1972
Floors in Building
1
Number of units
1
Flooring type
Vinyl, Carpet
Roof type
Composition
Additional Structures
RV/Boat Storage
Listing Agency:
Berkshire Hathaway HomeService · Berkshire Hathaway HomeServices
(541) 322-8880
Listed By:
Raechelle A Boddy · License #201219703
(248) 935-4592
Added: May 28
Changed: Aug 19
Last Checked: Aug 23 at 11:06AM
MLS# 220222263
Copyright © 2026 Oregon Data Share. 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 office building offers a functional layout designed for professional services. The space includes 4 private offices, 1 conference room, 2 bathrooms, and a welcoming waiting area. Flooring includes carpet and vinyl. For comfort, the building has a newer HVAC system with forced air heat and central air, and the roof is a composition roof. Built in 1972, the property sits on a 0.34-acre lot with a porch, with room for parking, storage, or potential future expansion.
Located at 16440 Finley Butte Road in La Pine, the building is described as having high visibility and easy access, supporting a range of uses including medical, retail, or administrative operations.
On-site parking is supported by on-street parking, a parking lot, and RV parking, with public water and public sewer service available.
Located at 16440 Finley Butte Road in La Pine, the building is described as having high visibility and easy access, supporting a range of uses including medical, retail, or administrative operations.
On-site parking is supported by on-street parking, a parking lot, and RV parking, with public water and public sewer service available.
Key Highlights
- 0.34‑acre lot with room for parking, storage, or future expansion
- 1,376 SF office building with waiting area, 4 private offices, and 1 conference room
- 2 bathrooms
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
$19,760
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
4.65%
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%
$395,200
$395.2K
Cap Rate 7%
$282,286
$282.3K
Cap Rate 9%
$219,556
$219.6K
Market Conditions
NOI Build-Up for 1,376 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
$28.1K $20.40/SF
− Vacancy
−$1.7K −$1.25/SF
EGI
$26.3K $19.15/SF
− OpEx
−$6.6K −$4.79/SF
NOI
$19.8K $14.36/SF
Area
Deschutes County, OR
Vacancy
6.14%
Lease Rate
$20.40 /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%
$395,200
Cap Rate 7%
$282,286
Cap Rate 9%
$219,556
Alternative Uses
Best Use
Office B
$282.3K
$247.0K – $329.3K
NOI $19,760 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$473.6K
$414.4K – $552.5K
NOI $33,149 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 97739, OR
13,102
Population
6,929
Households
1.9
Avg Household Size
53
Median Age
17%
College-Educated
87%
High-School Grad
305.0 sq mi
ZIP Area
43
Density / Sq Mi
$56,256
Median Household Income
$35,775
Median Earnings
$1,144
Median Rent
$327,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building with four private offices, a conference room, and a waiting area, plus newer HVAC and central air.
Where is this office building located?
The property is located at 16440 Finley Butte Road La Pine, OR.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 0.34‑acre lot with room for parking, storage, or future expansion; 1,376 SF office building with waiting area, 4 private offices, and 1 conference room; 2 bathrooms
