Day Care Center with Office
For Sale
$529,000
858 NE A Street, Grants Pass, OR 97526
Commercial Sale, Grants Pass, OR
Property Size1,800 SF
Lot Size0.48 Acres
Price / SF$293.89
Days on Market399
Property Features for 858 NE A Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R-4
Parking features
On Street, Parking Lot
Security features
Security System
Patio and Porch features
Porch
Basement
Partial
Lot features
Drip System, Fenced, Landscaped
Standard status
Active
APN
R309758
Size
1,800 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4325
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
1
Flooring type
Hardwood
Building materials
Concrete
Roof type
Composition
Listing Agency:
Keller Williams Realty Southern Oregon
(541) 608-0447
Listed By:
Melissa Hayes · License #201251085
(541) 450-4442
Added: Jul 28, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:06AM
MLS# 220206718
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 1,800-square-foot property, built in 1900, is a two-level building with a reception area, several enclosed rooms, and bathrooms on both floors. The upper level provides additional rooms that can support office or program functions. Recent improvements include a replacement roof, fresh interior and exterior paint, and new carpet. Hardwood flooring, a composition roof, heat-pump heating and cooling, public water, and public sewer are also in place. The property was most recently operated as a licensed day-care facility and is currently vacant.
Positioned along A Street in a predominantly residential setting, the property fronts a major thoroughfare and is near an elementary school and a high school. The 0.48-acre parcel includes paved parking, on-street parking, a front porch, and a rear deck with stairs to the yard. Offered for sale or lease.
Positioned along A Street in a predominantly residential setting, the property fronts a major thoroughfare and is near an elementary school and a high school. The 0.48-acre parcel includes paved parking, on-street parking, a front porch, and a rear deck with stairs to the yard. Offered for sale or lease.
Key Highlights
- 1,800 SF building on a 0.48‑acre parcel
- Built in 1900 with recent roof, paint, and carpet updates
- Previously operated as a licensed day‑care facility
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
$20,525
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
3.88%
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%
$410,500
$410.5K
Cap Rate 7%
$293,214
$293.2K
Cap Rate 9%
$228,056
$228.1K
Market Conditions
NOI Build-Up for 1,800 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
$30.2K $16.80/SF
− Vacancy
−$2.9K −$1.60/SF
EGI
$27.4K $15.20/SF
− OpEx
−$6.8K −$3.80/SF
NOI
$20.5K $11.40/SF
Area
Josephine County, OR
Vacancy
9.50%
Lease Rate
$16.80 /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%
$410,500
Cap Rate 7%
$293,214
Cap Rate 9%
$228,056
Alternative Uses
Best Use
Office B
$293.2K
$256.6K – $342.1K
NOI $20,525 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$408.1K
$357.1K – $476.2K
NOI $28,569 @ 7.0% cap · market cap 5.40%
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
1,484
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97526, OR
36,561
Population
15,987
Households
2.3
Avg Household Size
47
Median Age
20%
College-Educated
91%
High-School Grad
140.7 sq mi
ZIP Area
260
Density / Sq Mi
$57,103
Median Household Income
$35,685
Median Earnings
$1,076
Median Rent
$379,700
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.
Similar Off Market Nearby
- Caring For Kids Early Learning Center LLC — 223 SE M St, Grants Pass, OR 97526
- Happy Years Preschool — 1539 NE F St, Grants Pass, OR 97526
- Kiddie Cove Early Learning Center — 408 SE G St # C, Grants Pass, OR 97526
- Tinkerbell Parent Co-Op Preschool — 576 NE E St, Grants Pass, OR 97526
- Imagine That...Creative Children's Center — 1209 NE Meier Dr, Grants Pass, OR 97526
Frequently Asked Questions
What type of property is this?
Day care center - Two-level layout includes reception, multiple rooms, bathrooms, paved parking, and outdoor porch and deck areas.
Where is this day care center located?
The property is located at 858 NE A Street Grants Pass, OR.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: 1,800 SF building on a 0.48‑acre parcel; Built in 1900 with recent roof, paint, and carpet updates; Previously operated as a licensed day‑care facility
