Tavern with On-Site Manufactured
For Sale
$1,400,000
20005 58 Highway, Crescent Lake, OR 97733
Commercial Sale, Crescent Lake, OR
Property Size5,000 SF
Lot Size6.63 Acres
Price / SF$280
Days on Market144
Property Features for 20005 58 Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
RCR-C
Parking features
RV, Driveway, Parking Lot
Interior features
Ceiling Fan(s), Laminate Counters
Fireplace
1
Lot features
Adjoins Public Lands, Level, Wooded
Standard status
Active
APN
144089
Size
5,000 SF
Lot size
6.63 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
3215
Utilities
Sewer type
Septic Tank
Heating system
Ductless (Heating), Electric (Heating), Fireplace(s), Wood
Cooling system
Ductless
Water source
Well, Private
Building Details
Year built
1978
Floors in Building
2
Number of units
3
Flooring type
Laminate, Concrete
Building materials
Frame
Roof type
Composition
Listing Agency:
Crescent Lake Realty LLC
(541) 433-5368
Listed By:
Donna Werner · License #780203954
(541) 480-3373
Added: Apr 16
Changed: Aug 30
Last Checked: Sep 6 at 8:06AM
MLS# 220219443
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 property includes Manley’s Tavern, an approximately 5,000 SF bar and gathering spot, built in 1978. The tavern features a mix of interior finishes and amenities, including ceiling fan(s), laminate counters, concrete and laminate flooring, a fireplace, and a combination of wood, electric (heating), ductless heating, and wood-fired-style heating options. Cooling is provided via ductless units, and the roof is composition.
The site sits on 6.63 acres of RCR-C zoned land and includes parking infrastructure designed for varied stays, with a parking lot, driveway access, and RV parking. In addition to the tavern, the sale includes both a double-wide and a single-wide manufactured home, supporting rental income and/or on-site living.
Utilities serving the property include well water and septic tank sewer. Construction is frame, and the property is located at 20005 58 Highway in Crescent Lake, Oregon (Klamath County).
The site sits on 6.63 acres of RCR-C zoned land and includes parking infrastructure designed for varied stays, with a parking lot, driveway access, and RV parking. In addition to the tavern, the sale includes both a double-wide and a single-wide manufactured home, supporting rental income and/or on-site living.
Utilities serving the property include well water and septic tank sewer. Construction is frame, and the property is located at 20005 58 Highway in Crescent Lake, Oregon (Klamath County).
Key Highlights
- Approximately 5,000 SF Manley’s Tavern with a fireplace
- 6.63 acres of RCR‑C zoned land
- Double‑wide and single‑wide manufactured homes included
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
$49,059
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
3.50%
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%
$981,180
$981.2K
Cap Rate 7%
$700,843
$700.8K
Cap Rate 9%
$545,100
$545.1K
Market Conditions
NOI Build-Up for 5,000 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
$69.0K $13.80/SF
− Vacancy
−$3.6K −$0.72/SF
EGI
$65.4K $13.08/SF
− OpEx
−$16.4K −$3.27/SF
NOI
$49.1K $9.81/SF
Area
Klamath County, OR
Vacancy
5.20%
Lease Rate
$13.80 /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%
$981,180
Cap Rate 7%
$700,843
Cap Rate 9%
$545,100
Alternative Uses
Best Use
Specialty Retail
$700.8K
$613.2K – $817.7K
NOI $49,059 @ 7.0% cap · market cap 3.50%
Second Best
Apartment 5plus
$515.4K
$451.0K – $601.3K
NOI $36,076 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$1.02M
$894.2K – $1.19M
NOI $71,539 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
4k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Sinclair
Shops & Services
3,986 visits/mo
0.1 miles
Demographics for 97733, OR
893
Population
1,169
Households
0.8
Avg Household Size
56
Median Age
27%
College-Educated
74%
High-School Grad
378.5 sq mi
ZIP Area
2
Density / Sq Mi
$46,620
Median Household Income
$18,707
Median Earnings
$223,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Crescent Lake tavern on RCR-C zoned land with RV parking and two manufactured homes included.
Where is this bar & pub located?
The property is located at 20005 58 Highway Crescent Lake, OR.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Approximately 5,000 SF Manley’s Tavern with a fireplace; 6.63 acres of RCR‑C zoned land; Double‑wide and single‑wide manufactured homes included
