Turn-Key Office Condo
For Sale
$7,700,000
1 W Main Street 201, Medford, OR 97501
Entire second-floor office condo with finished space, cold shell, and private covered parking for teams and staff.
Property Size30,964 SF
Price / SF$248.68
Days on Market54
Property Features for 1 W Main Street 201
General Information
Standard status
Active
Size
30,964 SF
Zoning
C-C
Occupancy
100%
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$64,453
Building Details
Year Built
2014
Listing Agency:
(541) 941-2053
Listed By:
Marialice Wright · License #201221289
(541) 941-2053
Source:
Mtmeadows.idxbroker
Added: Jun 28
Changed: Aug 15
Last Checked: Aug 20 at 4:05AM
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 Marialice Wright
Investment Insights
Based on property information with market context.
This offering consists of the entire second-floor office condo unit in the One West Main Building. The space is designed as a corporate office layout with approximately 19,016 square feet of finished or furnished office area, plus additional cold shell space of approximately 9,972 square feet. Common areas and bathrooms total approximately 1,976 square feet, creating a complete second-floor demising configuration.
The building is described as a professional office setting with other tenants on upper floors, including Pacific Retirement Services on the third floor and Rogue Disposal on the fourth floor. The property is attached to a private parking garage, with covered parking provided for employees and staff.
This space is well suited for an owner-operator or buyer seeking a turn-key headquarters configuration within a multi-tenant professional office building. The mix of finished office space and cold shell area can support organizations that want to operate immediately while retaining flexibility for later buildout, depending on how the cold shell portion will be used. Availability is noted for December 2024, and the space is also described as available for lease in separate options per other MLS listings.
The building is described as a professional office setting with other tenants on upper floors, including Pacific Retirement Services on the third floor and Rogue Disposal on the fourth floor. The property is attached to a private parking garage, with covered parking provided for employees and staff.
This space is well suited for an owner-operator or buyer seeking a turn-key headquarters configuration within a multi-tenant professional office building. The mix of finished office space and cold shell area can support organizations that want to operate immediately while retaining flexibility for later buildout, depending on how the cold shell portion will be used. Availability is noted for December 2024, and the space is also described as available for lease in separate options per other MLS listings.
Key Highlights
- Entire 2nd‑floor office condo in the One West Main Building in downtown Medford (coming available December 2024).
- Approximately 30,964 SF total: 19,016 SF finished/furnished office space plus 9,972 SF cold shell space.
- Includes 1,976 SF common areas and bathrooms within the 2nd‑floor unit.
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
$378,999
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
4.92%
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%
$7,579,980
$7.6M
Cap Rate 7%
$5,414,271
$5.4M
Cap Rate 9%
$4,211,100
$4.2M
Market Conditions
NOI Build-Up for 30,964 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
$594.5K $19.20/SF
− Vacancy
−$89.2K −$2.88/SF
EGI
$505.3K $16.32/SF
− OpEx
−$126.3K −$4.08/SF
NOI
$379.0K $12.24/SF
Area
Jackson County, OR
Vacancy
15.00%
Lease Rate
$19.20 /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%
$7,579,980
Cap Rate 7%
$5,414,271
Cap Rate 9%
$4,211,100
Alternative Uses
Best Use
Office B
$5.41M
$4.74M – $6.32M
NOI $378,999 @ 7.0% cap · market cap 4.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.47M
$6.54M – $8.72M
NOI $523,168 @ 7.0% cap · market cap 6.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
3,107
Businesses Nearby
Explore this area
Business Placement
Demographics for 97501, OR
47,519
Population
19,370
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
90%
High-School Grad
45.3 sq mi
ZIP Area
1,049
Density / Sq Mi
$61,971
Median Household Income
$36,471
Median Earnings
$1,238
Median Rent
$325,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Entire second-floor office condo with finished space, cold shell, and private covered parking for teams and staff.
Where is this office units located?
The property is located at 1 W Main Street 201 Medford, OR.
What is the asking price?
The asking price for this property is $7,700,000.
What are key features of this property?
This property features: Entire 2nd‑floor office condo in the One West Main Building in downtown Medford (coming available December 2024).; Approximately 30,964 SF total: 19,016 SF finished/furnished office space plus 9,972 SF cold shell space.; Includes 1,976 SF common areas and bathrooms within the 2nd‑floor unit.
