Albany Industrial Outdoor Storage
For Sale
$3,850,000
3923 Old Salem Rd NE, Albany, OR 97321
9-acre industrial site with warehouse and office space for sale.
Property Size16,754 SF
Price / SF$229.80
Days on Market268
Property Features for 3923 Old Salem Rd NE
General Information
Standard status
Active
Size
16,754 SF
Property subtype
Warehouse
Building Details
Year Built
1980
Listing Agency:
(541) 517-9985
Listed By:
Brody Cohen, SIOR
(541) 517-9985
Source:
Corfac
Added: Nov 25, 2025
Changed: Jul 6
Last Checked: Aug 20 at 4:15AM
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 Brody Cohen, SIOR
Investment Insights
Based on property information with market context.
This industrial property, suitable for outdoor storage or trucking operations, features a 16,754 square foot building that includes warehouse and office space. The site encompasses approximately 9 acres, with around 5.5 acres improved. The property's location provides strategic access, situated less than one minute from the I-5 on and off ramps, offering multiple points of entry and exit. The warehouse and truck repair building includes multiple drive-thru bays. The property will be available upon closing, with the possibility of a short-term leaseback by the current tenant.
Key Highlights
- 9‑Acre Site (approximately 5.5‑AC Improved) ideal for outdoor storage or trucking
- Strategically located less than one minute from I‑5 on and off ramps
- 16,754 SF Warehouse & Office Space
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
$205,304
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
5.33%
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%
$4,106,080
$4.1M
Cap Rate 7%
$2,932,914
$2.9M
Cap Rate 9%
$2,281,156
$2.3M
Market Conditions
NOI Build-Up for 16,754 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
$251.3K $15.00/SF
− Vacancy
−$9.8K −$0.58/SF
EGI
$241.5K $14.42/SF
− OpEx
−$36.2K −$2.16/SF
NOI
$205.3K $12.25/SF
Area
Linn County, OR
Vacancy
3.89%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
15.00%
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%
$4,106,080
Cap Rate 7%
$2,932,914
Cap Rate 9%
$2,281,156
Alternative Uses
Best Use
Warehouse
$2.93M
$2.57M – $3.42M
NOI $205,304 @ 7.0% cap · market cap 5.33%
Second Best
Industrial
$2.42M
$2.11M – $2.82M
NOI $169,074 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$4.88M
$4.27M – $5.69M
NOI $341,653 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97321, OR
30,291
Population
11,790
Households
2.6
Avg Household Size
41
Median Age
38%
College-Educated
96%
High-School Grad
69.1 sq mi
ZIP Area
438
Density / Sq Mi
$95,687
Median Household Income
$45,963
Median Earnings
$1,264
Median Rent
$442,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 9-acre industrial site with warehouse and office space for sale.
Where is this warehouse located?
The property is located at 3923 Old Salem Rd NE Albany, OR.
What is the asking price?
The asking price for this property is $3,850,000.
What are key features of this property?
This property features: 9‑Acre Site (approximately 5.5‑AC Improved) ideal for outdoor storage or trucking; Strategically located less than one minute from I‑5 on and off ramps; 16,754 SF Warehouse & Office Space
