High-Performance Car Wash
For Sale
Contact for pricing
1045 W Rail Way, Sisters, OR 97759
Well-maintained car wash facility featuring sustainability features and a simple high-performance operating model.
Property Size1,350 SF
Price / SF$685.19
Days on Market139
Property Features for 1045 W Rail Way
General Information
Standard status
Active
Size
1,350 SF
Total Parking Spaces
6
Property subtype
Retail, Special Purpose
Investment Type
Owner/User
Additional Details
Business Included
Yes
Highway Access
Yes
Building Details
Year Built
2014
Buildings
1
Units
6
Tenancy
Single
Listing Agency:
NAI Cascade Commercial Real Estate Services, Worldwide
Listed By:
Walt Ramage · License #OR 20062408
(541) 706-9370
Source:
Crexi
Added: Apr 20
Changed: Aug 26
Last Checked: Sep 3 at 10:21AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of NAI Cascade Commercial Real Estate Services, Worldwide
Investment Insights
Based on property information with market context.
This well-maintained car wash facility includes sustainability features and currently operates under a simple, high-performance model. The property is being offered for sale, and additional financial details are available through the listing broker.
Located in Sisters, Oregon on the north end just off Highway 20, the site benefits from nearby retail and automotive traffic generators, including Ray's Food Place, McDonald's, and Pacific Pride.
For buyers seeking a functional, maintained car wash asset in a developed commercial pocket, this property offers a straightforward operating setup supported by sustainability-oriented improvements.
Located in Sisters, Oregon on the north end just off Highway 20, the site benefits from nearby retail and automotive traffic generators, including Ray's Food Place, McDonald's, and Pacific Pride.
For buyers seeking a functional, maintained car wash asset in a developed commercial pocket, this property offers a straightforward operating setup supported by sustainability-oriented improvements.
Key Highlights
- Car wash facility built in 2014
- Well‑maintained car wash with sustainability features for cost‑efficient, eco‑conscious operations
- Operates using a simple, high‑performance model
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
$32,523
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
3.52%
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%
$650,460
$650.5K
Cap Rate 7%
$464,614
$464.6K
Cap Rate 9%
$361,367
$361.4K
Market Conditions
NOI Build-Up for 1,350 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
$48.6K $36.00/SF
− Vacancy
−$2.1K −$1.58/SF
EGI
$46.5K $34.42/SF
− OpEx
−$13.9K −$10.32/SF
NOI
$32.5K $24.09/SF
Area
Deschutes County, OR
Vacancy
4.40%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
30.00%
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%
$650,460
Cap Rate 7%
$464,614
Cap Rate 9%
$361,367
Alternative Uses
Best Use
Retail
$464.6K
$406.5K – $542.1K
NOI $32,523 @ 7.0% cap · market cap 3.52%
Second Best
Specialty Retail
$419.1K
$366.7K – $489.0K
NOI $29,339 @ 7.0% cap · market cap 3.17%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
342
Businesses Nearby
64k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Groceries 39%
Hotels & Casinos 2%
Ray's Food Place
Groceries
25,001 visits/mo
0.1 miles
Chevron
Shops & Services
19,353 visits/mo
0.0 miles
Bi-Mart
Shops & Services
13,700 visits/mo
0.3 miles
Dollar General
Shops & Services
5,040 visits/mo
0.3 miles
Best Western Ponderosa Lodge
Hotels & Casinos
1,057 visits/mo
0.2 miles
Demographics for 97759, OR
7,787
Population
5,110
Households
1.5
Avg Household Size
55
Median Age
49%
College-Educated
95%
High-School Grad
545.7 sq mi
ZIP Area
14
Density / Sq Mi
$100,848
Median Household Income
$39,237
Median Earnings
$1,402
Median Rent
$695,400
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?
Car wash - Well-maintained car wash facility featuring sustainability features and a simple high-performance operating model.
Where is this car wash located?
The property is located at 1045 W Rail Way Sisters, OR.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Car wash facility built in 2014; Well‑maintained car wash with sustainability features for cost‑efficient, eco‑conscious operations; Operates using a simple, high‑performance model
