Medical Office with Alley
New
For Sale
$199,900
1235 Main ST, Sweet Home, OR 97386
Existing reception, waiting, private office, and workspace areas support a practical medical-office configuration.
Property Size999 SF
Price / SF$200.10
Days on Market2
Property Features for 1235 Main ST
General Information
Standard status
Active
Size
999 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Building Details
Year Built
1938
Listing Agency:
Congress Realty, Inc
(888) 881-4118
Listed By:
Donna Roberts
(360) 844-3142
Source:
Donnarobertsgroup
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 2 at 2:23PM
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 Congress Realty, Inc
Investment Insights
Based on property information with market context.
This medical office property, constructed in 1938, includes a reception area, waiting room, multiple private offices, and additional workspace. The interior layout provides distinct areas for visitor reception, staff functions, and professional office use. Two separate tax accounts create flexibility for operating the property as a combined offering or maintaining separate spaces.
Positioned on Main Street in Sweet Home, the property benefits from frontage along the street and access from the alley. It is near Festival Street on 13th Ave, providing a location within the community’s established commercial area. The property address is 1235 Main ST, Sweet Home, OR 97386.
Positioned on Main Street in Sweet Home, the property benefits from frontage along the street and access from the alley. It is near Festival Street on 13th Ave, providing a location within the community’s established commercial area. The property address is 1235 Main ST, Sweet Home, OR 97386.
Key Highlights
- Medical office property built in 1938
- Reception area and waiting room included
- Several private offices with functional workspace
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
$18,248
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
9.13%
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%
$364,960
$365.0K
Cap Rate 7%
$260,686
$260.7K
Cap Rate 9%
$202,756
$202.8K
Market Conditions
NOI Build-Up for 999 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
$28.3K $28.32/SF
− Vacancy
−$4.0K −$3.96/SF
EGI
$24.3K $24.36/SF
− OpEx
−$6.1K −$6.09/SF
NOI
$18.2K $18.27/SF
Area
Linn County, OR
Vacancy
14.00%
Lease Rate
$28.32 /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%
$364,960
Cap Rate 7%
$260,686
Cap Rate 9%
$202,756
Alternative Uses
Best Use
Office B
$260.7K
$228.1K – $304.1K
NOI $18,248 @ 7.0% cap · market cap 9.13%
Second Best
Healthcare Medical
$82.6K
$72.3K – $96.4K
NOI $5,784 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$291.0K
$254.7K – $339.5K
NOI $20,372 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97386, OR
14,611
Population
6,339
Households
2.3
Avg Household Size
44
Median Age
11%
College-Educated
87%
High-School Grad
125.9 sq mi
ZIP Area
116
Density / Sq Mi
$68,116
Median Household Income
$37,125
Median Earnings
$1,141
Median Rent
$302,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Sweet Home Veterinary Hospital — 1214 Long St, Sweet Home, OR 97386
- Peters Heather DVM — 1214 Long St, Sweet Home, OR 97386
Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing reception, waiting, private office, and workspace areas support a practical medical-office configuration.
Where is this medical office space located?
The property is located at 1235 Main ST Sweet Home, OR.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Medical office property built in 1938; Reception area and waiting room included; Several private offices with functional workspace
