BJ's Restaurant NNN Ground
For Sale
Contact for pricing
1080 Valley River Way, Eugene, OR 97401
NNN ground lease in Eugene, Oregon, near Valley River.
Property Size9,094 SF
Lot Size0.72 Acres
Price / SF$367.48
Days on Market187
Property Features for 1080 Valley River Way
General Information
Standard status
Active
Size
9,094 SF
Total Parking Spaces
46
Lot size
0.72 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$175,450
Building Details
Year Built
2013
Buildings
1
Tenancy
Single
Listing Agency:
CBRE - Atlanta
(404) 504-7893
Listed By:
Chris Bosworth · License #GA 248342
Source:
Crexi
Added: Feb 5
Changed: Aug 10
Last Checked: Aug 10 at 5:13AM
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 CBRE - Atlanta
Investment Insights
Based on property information with market context.
This property features a BJ’s Restaurant NNN ground lease situated on approximately 0.72 acres in Eugene, Oregon. The lease has a remaining term of approximately 7.4 years. The lease includes a 10% rent increase in 2028 and in each of the two, 5-year renewal options. According to Placer.ai, this location ranks among the top 7% of BJ’s Restaurant & Brewhouse locations nationwide and is the #1 location in the state of Oregon.
Key Highlights
- NNN ground lease provides a passive investment opportunity.
- Located in Eugene, OR (MSA Population: 392,601).
- Top 7% of BJ’s Restaurant & Brewhouse locations nationwide based on visits.
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
$150,065
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
4.49%
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%
$3,001,300
$3.0M
Cap Rate 7%
$2,143,786
$2.1M
Cap Rate 9%
$1,667,389
$1.7M
Market Conditions
NOI Build-Up for 9,094 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
$207.3K $22.80/SF
− Vacancy
−$7.3K −$0.80/SF
EGI
$200.1K $22.00/SF
− OpEx
−$50.0K −$5.50/SF
NOI
$150.1K $16.50/SF
Area
Eugene, OR
Vacancy
3.50%
Lease Rate
$22.80 /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%
$3,001,300
Cap Rate 7%
$2,143,786
Cap Rate 9%
$1,667,389
Alternative Uses
Best Use
Specialty Retail
$2.14M
$1.88M – $2.50M
NOI $150,065 @ 7.0% cap · market cap 4.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.74M
$2.40M – $3.20M
NOI $192,065 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,456
Businesses Nearby
449k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 42%
Apparel 27%
Shops & Services 19%
Home Improvements & Furnishings 7%
JCPenney
Apparel
79,936 visits/mo
0.2 miles
Texas Roadhouse
Dining
51,027 visits/mo
0.1 miles
Barnes & Noble
Shops & Services
48,893 visits/mo
0.2 miles
Ross Dress for Less
Apparel
39,826 visits/mo
0.2 miles
BJ's Restaurant and Brewhouse
Dining
38,698 visits/mo
0.0 miles
Demographics for 97401, OR
45,634
Population
24,220
Households
1.9
Avg Household Size
32
Median Age
47%
College-Educated
96%
High-School Grad
9.3 sq mi
ZIP Area
4,907
Density / Sq Mi
$51,244
Median Household Income
$26,604
Median Earnings
$1,318
Median Rent
$472,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - NNN ground lease in Eugene, Oregon, near Valley River.
Where is this conventional restaurant located?
The property is located at 1080 Valley River Way Eugene, OR.
What is the asking price?
The asking price for this property is $3,341,886.
What are key features of this property?
This property features: NNN ground lease provides a passive investment opportunity.; Located in Eugene, OR (MSA Population: 392,601).; Top 7% of BJ’s Restaurant & Brewhouse locations nationwide based on visits.
