Vintage Restaurant
For Sale
$392,500
1277 BAY St, Florence, OR 97439
CommercialSale, Florence, OR
Property Size1,176 SF
Lot Size0.05 Acres
Price / SF$333.76
Days on Market650
Property Features for 1277 BAY St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
OTDA
Directions
Located on Bay Street, between 1285 Restobar & Nosh.
Subdivision
_228
Standard status
Active
APN
0802643
Size
1,176 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Description
18-12-34-11-11400
Tax Annual Amount
3387
Legal Description
18-12-34-11-11400
Building Details
Year built
1920
Floors in Building
1
Roof type
Composition
Listing Agency:
Coldwell Banker Coast Real Est · Coldwell Banker Real Estate
(541) 997-7777
Listed By:
Sam Johnson · License #201253915
(541) 999-0155
Added: Nov 14, 2024
Changed: Aug 25
Last Checked: Aug 26 at 3:06AM
MLS# 24549200
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,176-square-foot restaurant property occupies a 0.05-acre parcel and dates to 1920. The building has a composition roof and is situated on Bay Street in a setting identified as “Restaurant Row.” Zoning is OTDA.
The property is currently leased to Mari's Kitchen, which operates Fridays through Tuesdays. The asset is located in Florence, Oregon, and showings are arranged by appointment through the listing office on Thursdays. The Bay Street address places the restaurant use within an established commercial setting.
The property is currently leased to Mari's Kitchen, which operates Fridays through Tuesdays. The asset is located in Florence, Oregon, and showings are arranged by appointment through the listing office on Thursdays. The Bay Street address places the restaurant use within an established commercial setting.
Key Highlights
- 1176 square feet on a 0.05‑acre parcel
- Built in 1920 with a composition roof
- Currently leased to Mari's Kitchen
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
$16,933
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
4.31%
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%
$338,660
$338.7K
Cap Rate 7%
$241,900
$241.9K
Cap Rate 9%
$188,144
$188.1K
Market Conditions
NOI Build-Up for 1,176 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
$23.6K $20.04/SF
− Vacancy
−$990 −$0.84/SF
EGI
$22.6K $19.20/SF
− OpEx
−$5.6K −$4.80/SF
NOI
$16.9K $14.40/SF
Area
Lane County, OR
Vacancy
4.20%
Lease Rate
$20.04 /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%
$338,660
Cap Rate 7%
$241,900
Cap Rate 9%
$188,144
Alternative Uses
Best Use
Specialty Retail
$241.9K
$211.7K – $282.2K
NOI $16,933 @ 7.0% cap · market cap 4.31%
Second Best
Retail
$215.4K
$188.5K – $251.3K
NOI $15,077 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$297.5K
$260.3K – $347.1K
NOI $20,826 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
11k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 67%
Shops & Services 17%
Hotels & Casinos 15%
The Human Bean
Dining
3,985 visits/mo
0.4 miles
Umpqua Bank
Shops & Services
1,921 visits/mo
0.3 miles
Homegrown
Dining
1,848 visits/mo
0.2 miles
Los Amigos
Dining
1,554 visits/mo
0.4 miles
Best Western Pier Point Inn
Hotels & Casinos
1,343 visits/mo
0.4 miles
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 Retail 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?
Conventional restaurant - Circa-1920 building with an existing dining tenant and composition roof.
Where is this conventional restaurant located?
The property is located at 1277 BAY St Florence, OR.
What is the asking price?
The asking price for this property is $392,500.
What are key features of this property?
This property features: 1176 square feet on a 0.05‑acre parcel; Built in 1920 with a composition roof; Currently leased to Mari's Kitchen
