Versatile Commercial Property in
For Sale
$565,000
1576 12th St, Florence, OR 97439
3,457 sq ft commercial building in a prime location.
Property Size3,457 SF
Lot Size0.29 Acres
Price / SF$163.44
Days on Market582
Property Features for 1576 12th St
General Information
Standard status
Active
Size
3,457 SF
Lot size
0.29 Acres
Listing Agency:
Coldwell Banker Coast Real Est
(541) 999-0615
Listed By:
Justin Young · License #201248615
(541) 999-0615
Source:
Exprealty
Added: Jan 15, 2025
Changed: Aug 8
Last Checked: Aug 20 at 10:31AM
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 Coldwell Banker Coast Real Est
Investment Insights
Based on property information with market context.
Located in the heart of Florence, this 3,457 sq ft commercial building presents an opportunity for investors, business owners, or medical professionals. Situated just off Highway 101, the property benefits from a central location, ample on-site parking, and street visibility. Originally constructed and operated as a medical clinic, the building is currently configured as office space, but could transition back to medical use with minimal renovation. The existing floor plan includes multiple private offices or exam rooms, reception and waiting areas, ADA-accessible restrooms, and ample storage. The property is located within minutes of local hospitals, shopping centers, and residential neighborhoods, positioning it to serve the Florence community. The property offers the space and flexibility to accommodate a healthcare practice, professional office, wellness center, or other commercial venture.
Key Highlights
- Prime central location in the thriving heart of Florence, just off Highway 101.
- Spacious 3,457 sq ft building with exceptional potential for various commercial ventures.
- Ample on‑site parking and excellent street visibility ideal for high‑traffic business.
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
$47,889
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
8.48%
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%
$957,780
$957.8K
Cap Rate 7%
$684,129
$684.1K
Cap Rate 9%
$532,100
$532.1K
Market Conditions
NOI Build-Up for 3,457 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
$76.7K $22.20/SF
− Vacancy
−$12.9K −$3.73/SF
EGI
$63.9K $18.47/SF
− OpEx
−$16.0K −$4.62/SF
NOI
$47.9K $13.85/SF
Area
Lane County, OR
Vacancy
16.80%
Lease Rate
$22.20 /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%
$957,780
Cap Rate 7%
$684,129
Cap Rate 9%
$532,100
Alternative Uses
Best Use
Office B
$684.1K
$598.6K – $798.2K
NOI $47,889 @ 7.0% cap · market cap 8.48%
Second Best
Healthcare Medical
$601.9K
$526.7K – $702.2K
NOI $42,133 @ 7.0% cap · market cap 7.46%
Theoretical Best
Office A
$874.6K
$765.3K – $1.02M
NOI $61,220 @ 7.0% cap · market cap 10.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
691
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 97439, OR
15,634
Population
9,056
Households
1.7
Avg Household Size
62
Median Age
27%
College-Educated
92%
High-School Grad
168.3 sq mi
ZIP Area
93
Density / Sq Mi
$58,576
Median Household Income
$36,146
Median Earnings
$1,164
Median Rent
$364,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Osburn Veterinary Clinic — 1730 Kingwood St, Florence, OR 97439
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Frequently Asked Questions
What type of property is this?
Medical Office Space - 3,457 sq ft commercial building in a prime location.
Where is this medical office space located?
The property is located at 1576 12th St Florence, OR.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Prime central location in the thriving heart of Florence, just off Highway 101.; Spacious 3,457 sq ft building with exceptional potential for various commercial ventures.; Ample on‑site parking and excellent street visibility ideal for high‑traffic business.
