New Self-Storage Facility in Dallas,
For Sale
$6,975,000
12755 Clow Corner Rd, Dallas, OR 97338
Newly built 370-unit storage facility with high growth potential.
Property Size62,000 SF
Price / SF$112.50
Days on Market272
Property Features for 12755 Clow Corner Rd
General Information
Standard status
Active
Size
62,000 SF
Property subtype
Special Purpose
Building Details
Building Size
62,000 SF
Year Built
2025
Listing Agency:
(503) 575-8065
Listed By:
Rae Nomura, MAI, CCIM · License #OR #201246079
(503) 575-8065
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 9
Last Checked: Aug 9 at 9:38PM
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 Rae Nomura, MAI, CCIM
Investment Insights
Based on property information with market context.
West Valley Storage is a newly constructed self-storage facility with 370 units, situated on 4.43 acres at 12755 Clow Corner Road in Dallas, Oregon. Built in 2025, the property features steel-frame, non-climate-controlled units ranging from 10’x10’ to 10’x20’. The facility is turnkey and low-maintenance, featuring new metal-clad buildings, paved drive aisles, professional landscaping, exterior paint, and full perimeter fencing. It is connected to city water and sewer. The property includes a leasing office with a service counter, desk area, and an employee shower. There is excess space available that can be used for rentable vehicle parking in 16’x9’ spots. The property is located along a well-trafficked corridor, offering great signage, easy access, and proximity to a thriving industrial and trade business community. The property is directly adjacent to the new West Valley Industrial Park, a 19-lot development planned to house contractors, builders, plumbers, electricians, and other trade businesses. The site will also benefit from proximity to a planned fuel station, convenience store, and car wash next door. The facility is currently 0% leased, allowing a new owner to implement their own operations and management systems, set market rents, and optimize marketing. The property offers an opportunity to acquire a professionally built asset in a high-growth corridor.
Key Highlights
- Newly constructed 370‑unit storage facility (built in 2025) offering a turnkey asset.
- Strategic lease‑up opportunity with 0% current occupancy, allowing the owner to set market rents.
- Located adjacent to the new West Valley Industrial Park, providing a built‑in tenant base.
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
$593,712
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
8.51%
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%
$11,874,240
$11.9M
Cap Rate 7%
$8,481,600
$8.5M
Cap Rate 9%
$6,596,800
$6.6M
Market Conditions
NOI Build-Up for 62,000 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
$892.8K $14.40/SF
− Vacancy
−$44.6K −$0.72/SF
EGI
$848.2K $13.68/SF
− OpEx
−$254.4K −$4.10/SF
NOI
$593.7K $9.58/SF
Area
Polk County, OR
Vacancy
5.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$11,874,240
Cap Rate 7%
$8,481,600
Cap Rate 9%
$6,596,800
Alternative Uses
Best Use
Industrial
$8.48M
$7.42M – $9.90M
NOI $593,712 @ 7.0% cap · market cap 8.51%
Second Best
Self Storage
$6.84M
$5.99M – $7.99M
NOI $479,136 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$16.46M
$14.40M – $19.21M
NOI $1,152,307 @ 7.0% cap · market cap 16.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 97338, OR
22,741
Population
9,109
Households
2.5
Avg Household Size
44
Median Age
25%
College-Educated
92%
High-School Grad
124.8 sq mi
ZIP Area
182
Density / Sq Mi
$73,345
Median Household Income
$37,359
Median Earnings
$1,197
Median Rent
$388,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Newly built 370-unit storage facility with high growth potential.
Where is this self storage facility located?
The property is located at 12755 Clow Corner Rd Dallas, OR.
What is the asking price?
The asking price for this property is $6,975,000.
What are key features of this property?
This property features: Newly constructed 370‑unit storage facility (built in 2025) offering a turnkey asset.; Strategic lease‑up opportunity with 0% current occupancy, allowing the owner to set market rents.; Located adjacent to the new West Valley Industrial Park, providing a built‑in tenant base.
