Two-Story Mixed-Use
For Sale
$749,000
260 W Willow Street, Waldport, OR 97394
Commercial Sale, Waldport, OR
Property Size2,513 SF
Lot Size0.12 Acres
Price / SF$298.05
Days on Market188
Property Features for 260 W Willow Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
D-D Downtown District (Wa
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
6
Parking features
RV, Driveway, Open
Window features
Double Pane Windows
Appliances
Water Heater, Refrigerator
Lot features
Level
Directions
Hwy 101 to waldport ,first lightafter the bridge turn left to Cedar. Right on Cedar to the corner of Cedar and Willow. Palmer Building
Standard status
Active
APN
131119AC-4300-00
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3757
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Flooring type
Vinyl, Carpet
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
Taylor & Taylor Realty Company
(800) 462-0197
Listed By:
Michelle Barnes · License #201213169
(760) 412-2992
Added: Mar 14
Changed: Sep 14
Last Checked: Sep 17 at 12:06PM
MLS# 26-602
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.
Built in 1930 and substantially remodeled in 1990, this two-story property combines living areas with flexible office-oriented rooms and storage. The upper level is reached by a wide staircase and includes a potential reception area or large gathering room, four additional rooms or office spaces, generous windows, and storage. Vinyl siding, vinyl and carpet flooring, central air, natural gas and electric heat, public water, public sewer, and a composition roof are among the existing features. A newer air-conditioning system was installed approximately six years ago, according to the seller.
The 0.12-acre property includes multiple parking spaces, a carport, driveway parking, and RV parking. During the 1990 remodel, the property was raised one inch over the floodplain, with a new foundation and sump pump added according to the seller. Downtown District zoning may accommodate commercial, residential, or mixed-use applications, with the desired use subject to verification with the City of Waldport.
The 0.12-acre property includes multiple parking spaces, a carport, driveway parking, and RV parking. During the 1990 remodel, the property was raised one inch over the floodplain, with a new foundation and sump pump added according to the seller. Downtown District zoning may accommodate commercial, residential, or mixed-use applications, with the desired use subject to verification with the City of Waldport.
Key Highlights
- Two‑story mixed‑use property built in 1930
- Significant remodel completed in 1990
- Downtown District zoning supports commercial, residential, or mixed‑use possibilities
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
$38,661
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
5.16%
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%
$773,220
$773.2K
Cap Rate 7%
$552,300
$552.3K
Cap Rate 9%
$429,567
$429.6K
Market Conditions
NOI Build-Up for 2,513 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
$66.9K $26.64/SF
− Vacancy
−$15.4K −$6.13/SF
EGI
$51.5K $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%
$773,220
Cap Rate 7%
$552,300
Cap Rate 9%
$429,567
Alternative Uses
Best Use
Office B
$552.3K
$483.3K – $644.4K
NOI $38,661 @ 7.0% cap · market cap 5.16%
Second Best
Mixed Use
$329.0K
$287.9K – $383.9K
NOI $23,032 @ 7.0% cap · market cap 3.08%
Theoretical Best
Office A
$655.5K
$573.5K – $764.7K
NOI $45,883 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Explore this area
Business Placement
Demographics for 97394, OR
5,361
Population
3,686
Households
1.5
Avg Household Size
59
Median Age
28%
College-Educated
95%
High-School Grad
51.7 sq mi
ZIP Area
104
Density / Sq Mi
$57,708
Median Household Income
$31,690
Median Earnings
$1,104
Median Rent
$354,400
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Downtown District zoning supports potential commercial, residential, or mixed-use occupancy, subject to city verification.
Where is this mixed-use property located?
The property is located at 260 W Willow Street Waldport, OR.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Two‑story mixed‑use property built in 1930; Significant remodel completed in 1990; Downtown District zoning supports commercial, residential, or mixed‑use possibilities
