Mixed-Use Property with Retail and
New
For Sale
$2,900,000
125 S 6th St, Klamath Falls, OR 97601
Retail suites and apartment units share a single building in Klamath Falls.
Property Size20,098 SF
Lot Size0.32 Acres
Price / SF$144.29
Days on Market1
Property Features for 125 S 6th St
General Information
Standard status
Active
Size
20,098 SF
Lot size
0.32 Acres
Property subtype
Mixed-Use
Occupancy
100%
Additional Details
Cap Rate
7.36%
Highway Access
Yes
Amenities
Exceptional Investment Opportunity - Investors have the opportunity to acquire a stand-alone retail asset in Seattle, Washington.
Stable Cash Flow with Upside Potential - 125 S 6th St offers stable cash flow with upside potential.
Prime Klamath Falls Location - Located near Downtown Klamath Falls with convenient access to shopping, dining, and entertainment.
Numerous Transportation Corridors - Conveniently located near Oregon Route 39, Oregon Route 140, Oregon Route 66, and U.S. Route 97.
Building Details
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Palo Alto
Listed By:
Matthew McCaffrey · License #License(s): CA: 02230011
(650) 391-1863
Source:
Marcusmillichap
Added: Sep 26
Last Checked: Sep 26 at 2:55PM
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 Marcus & Millichap - Palo Alto
Investment Insights
Based on property information with market context.
This mixed-use property in Klamath Falls combines retail suites and apartment units within a building measuring approximately 20,098 square feet. The site comprises two parcels with a combined area of 13,939 square feet.
Nearby transportation routes include Oregon Route 39, Oregon Route 140, Oregon Route 66, and U.S. Route 97.
Nearby transportation routes include Oregon Route 39, Oregon Route 140, Oregon Route 66, and U.S. Route 97.
Key Highlights
- Approximately 20,098‑square‑foot building with retail suites and apartment units
- Two parcels totaling 13,939 square feet
- Near Oregon Route 39, Oregon Route 140, Oregon Route 66, and U.S. Route 97
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
$182,239
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
6.28%
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%
$3,644,780
$3.6M
Cap Rate 7%
$2,603,414
$2.6M
Cap Rate 9%
$2,024,878
$2.0M
Market Conditions
NOI Build-Up for 20,098 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
$313.5K $15.60/SF
− Vacancy
−$21.9K −$1.09/SF
EGI
$291.6K $14.51/SF
− OpEx
−$109.3K −$5.44/SF
NOI
$182.2K $9.07/SF
Area
Klamath County, OR
Vacancy
7.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$3,644,780
Cap Rate 7%
$2,603,414
Cap Rate 9%
$2,024,878
Alternative Uses
Best Use
Mixed Use
$2.60M
$2.28M – $3.04M
NOI $182,239 @ 7.0% cap · market cap 6.28%
Second Best
Retail
$2.49M
$2.18M – $2.90M
NOI $174,192 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$4.11M
$3.59M – $4.79M
NOI $287,559 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,286
Businesses Nearby
Explore this area
Business Placement
Demographics for 97601, OR
23,264
Population
10,936
Households
2.1
Avg Household Size
40
Median Age
24%
College-Educated
88%
High-School Grad
577.8 sq mi
ZIP Area
40
Density / Sq Mi
$53,333
Median Household Income
$31,011
Median Earnings
$972
Median Rent
$266,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail suites and apartment units share a single building in Klamath Falls.
Where is this mixed-use property located?
The property is located at 125 S 6th St Klamath Falls, OR.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Approximately 20,098‑square‑foot building with retail suites and apartment units; Two parcels totaling 13,939 square feet; Near Oregon Route 39, Oregon Route 140, Oregon Route 66, and U.S. Route 97
