Building Details

Year built 2008

Roof type Built-Up

Listing Agency: HOMESMART REALTY GROUP - KEIZER

Listed By: BRIAN MCVAY · License #980100002 Show Phone

Added: Dec 12, 2025 Changed: Sep 14 Last Checked: Sep 17 at 3:06PM

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MLS# 835990

Copyright © 2026 Willamette Valley Multiple Listing Service. 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 2,600-square-foot commercial property was built in 2008 and has operated as a grocery and deli location for decades. The improvements include a walk-in cooler, multiple beverage coolers, deli case, product shelving, and an ice cream cooler. A county-approved kitchen is equipped for preparing sandwiches, pizza, and chicken. Heating includes ductless, heat pump, electric, and zoned systems, while cooling is provided by window and ductless units, electric service, and heat pump equipment. The property uses a well and has a built-up roof.

Located at 19385 Highway 36 in Blachly, the property sits across the street from Triangle Lake. An older building next to the store formerly housed a restaurant and bar. The site encompasses 0.29 acres and carries RC zoning.

Key Highlights

• 2,600‑square‑foot grocery and deli property built in 2008
• County‑approved kitchen for preparing sandwiches, pizza, and chicken
• Walk‑in cooler, multiple beverage coolers, deli case, shelving, and ice cream cooler

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

$37,437

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

8.05%

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%

$748,740 $748.7K

Cap Rate 7%

$534,814 $534.8K

Cap Rate 9%

$415,967 $416.0K

Market Conditions

NOI Build-Up for 2,600 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

$52.1K $20.04/SF

− Vacancy

−$2.2K −$0.84/SF

EGI

$49.9K $19.20/SF

− OpEx

−$12.5K −$4.80/SF

NOI

$37.4K $14.40/SF

Area

Lane County, OR

Vacancy

4.20%

Lease Rate

$20.04 /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%

$748,740

Cap Rate 7%

$534,814

Cap Rate 9%

$415,967

Alternative Uses

Best Use

Specialty Retail

$534.8K

$468.0K – $624.0K (±1% cap)

NOI $37,437 @ 7.0% cap · market cap 8.05%

Second Best

Retail

$476.2K

$416.7K – $555.6K (±1% cap)

NOI $33,333 @ 7.0% cap · market cap 7.17%

Theoretical Best

Office A

$657.8K

$575.6K – $767.4K (±1% cap)

NOI $46,044 @ 7.0% cap · market cap 9.90%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Grocery and convenience stores

Suggested Use

Top Pick Grocery & Convenience Store Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 97412, OR

536

Population

289

Households

1.9

Avg Household Size

50

Median Age

31%

College-Educated

99%

High-School Grad

84.5 sq mi

ZIP Area

6

Density / Sq Mi

$71,563

Median Household Income

$46,406

Median Earnings

$1,097

Median Rent

$285,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Highway 36 property with a county-approved kitchen, walk-in cooler, and multiple beverage coolers.

Where is this grocery and convenience store located?

The property is located at 19385 Highway 36 Blachly, OR.

What is the asking price?

The asking price for this property is $465,000.

What are key features of this property?

This property features: 2,600‑square‑foot grocery and deli property built in 2008; County‑approved kitchen for preparing sandwiches, pizza, and chicken; Walk‑in cooler, multiple beverage coolers, deli case, shelving, and ice cream cooler