Building Details

Building Size 26,874 SF

Year Built 1957

Listing Agency: b***@svn.com Show Phone

Listed By: Brian Resendez, CCIM · License #OR #200406154 Show Phone

Source: Svnbluestone

Added: Jun 24 Changed: Aug 8 Last Checked: Aug 9 at 4:51AM

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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 Brian Resendez, CCIM

Investment Insights

Based on property information with market context.

The historic Steamboat Inn offers 18 distinct lodging units, including eight riverside cabins, two suites, five forest cottages, and three fully furnished guest houses. The property also features a well-established farm-to-table restaurant and a versatile 1,855 SF library and event space suited for gatherings.

The inn is perched on a bluff overlooking the North Umpqua River. It operates as a destination within the surrounding Umpqua National Forest setting, with the property positioned on a “fly-fishing only” stretch of water.

For on-site events and meetings, the 1,855 SF library and meeting hall provides flexible space alongside the inn’s lodge and dining operations.

Key Highlights

• Historic Steamboat Inn built in 1957 with 18 lodging units
• Lodging mix includes 8 riverside cabins, 2 suites, 5 forest cottages, and 3 fully furnished guest houses
• Riverside setting on a bluff overlooking the North Umpqua River

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

$202,200

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

9.19%

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%

$4,044,000 $4.0M

Cap Rate 7%

$2,888,571 $2.9M

Cap Rate 9%

$2,246,667 $2.2M

Market Conditions

NOI Build-Up for 26,874 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

$483.7K $18.00/SF

− Vacancy

−$58.0K −$2.16/SF

EGI

$425.7K $15.84/SF

− OpEx

−$223.5K −$8.32/SF

NOI

$202.2K $7.52/SF

Area

Douglas County, OR

Vacancy

12.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

52.50%

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%

$4,044,000

Cap Rate 7%

$2,888,571

Cap Rate 9%

$2,246,667

Alternative Uses

Best Use

Specialty Retail

$4.65M

$4.07M – $5.43M (±1% cap)

NOI $325,590 @ 7.0% cap · market cap 14.80%

Second Best

Hotel Hospitality

$2.89M

$2.53M – $3.37M (±1% cap)

NOI $202,200 @ 7.0% cap · market cap 9.19%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Steamboat Inn Hotel & Motel

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 97447, OR

732

Population

344

Households

2.1

Avg Household Size

52

Median Age

6%

College-Educated

79%

High-School Grad

266.7 sq mi

ZIP Area

3

Density / Sq Mi

$70,109

Median Household Income

$41,204

Median Earnings

$989

Median Rent

$376,900

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this bed & breakfasts located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Bed & breakfast - Historic inn with 18 lodging units, a farm-to-table restaurant, and 1,855 SF library and event space.

Where is this bed & breakfast located?

The property is located at 42705 North Umpqua Highway Idleyld Park, OR.

What is the asking price?

The asking price for this property is $2,200,000.

What are key features of this property?

This property features: Historic Steamboat Inn built in 1957 with 18 lodging units; Lodging mix includes 8 riverside cabins, 2 suites, 5 forest cottages, and 3 fully furnished guest houses; Riverside setting on a bluff overlooking the North Umpqua River