Flex Industrial
For Sale
$400,000
4035 S 6th St, Klamath Falls, OR 97603
Updated 3,480 sq. ft. flex/industrial building with rear bay door, fenced paved yard, and multiple bathroom areas.
Property Size3,480 SF
Price / SF$114.94
Days on Market37
Property Features for 4035 S 6th St
General Information
Standard status
Active
Size
3,480 SF
Additional Details
Fenced Yard
Yes
Drive-In Doors
1
Building Details
Year Built
9999
Listing Agency:
Keller Williams Realty Southern Oregon
(541) 331-3039
Listed By:
Dennis Hall · License #02237378
Source:
541sold
Added: Jul 21
Changed: Aug 23
Last Checked: Aug 25 at 9:09AM
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 Keller Williams Realty Southern Oregon
Investment Insights
Based on property information with market context.
Immaculate updated commercial flex/industrial building totaling 3,480 sq. ft. The interior includes two large open areas plus two smaller areas, with newer laminate flooring in the main areas. For services and operations, the building features newer natural gas forced heat and air, on-demand hot water, and three bathroom areas.
A rear bay door provides street-level loading. The property also includes a fenced yard with a paved entrance at the rear.
The layout is set up in a way that could easily be divided into two units, allowing one side for an operating business while the other side can be rented.
A rear bay door provides street-level loading. The property also includes a fenced yard with a paved entrance at the rear.
The layout is set up in a way that could easily be divided into two units, allowing one side for an operating business while the other side can be rented.
Key Highlights
- 3,480 sq. ft. updated commercial/flex building with two large open areas and two smaller areas
- Rear street‑level bay door provides loading access
- Fenced yard with paved rear entrance
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
$30,202
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
7.55%
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%
$604,040
$604.0K
Cap Rate 7%
$431,457
$431.5K
Cap Rate 9%
$335,578
$335.6K
Market Conditions
NOI Build-Up for 3,480 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
$44.9K $12.90/SF
− Vacancy
−$1.7K −$0.50/SF
EGI
$43.1K $12.40/SF
− OpEx
−$12.9K −$3.72/SF
NOI
$30.2K $8.68/SF
Area
Klamath County, OR
Vacancy
3.89%
Lease Rate
$12.90 /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%
$604,040
Cap Rate 7%
$431,457
Cap Rate 9%
$335,578
Alternative Uses
Best Use
Industrial
$431.5K
$377.5K – $503.4K
NOI $30,202 @ 7.0% cap · market cap 7.55%
Second Best
Flex RnD
$379.5K
$332.0K – $442.7K
NOI $26,563 @ 7.0% cap · market cap 6.64%
Theoretical Best
Office A
$711.3K
$622.4K – $829.9K
NOI $49,791 @ 7.0% cap · market cap 12.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97603, OR
31,302
Population
13,568
Households
2.3
Avg Household Size
41
Median Age
22%
College-Educated
91%
High-School Grad
340.6 sq mi
ZIP Area
92
Density / Sq Mi
$64,272
Median Household Income
$41,124
Median Earnings
$987
Median Rent
$251,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Clarabells Catering — 2245 Crest St #2, Klamath Falls, OR 97603
Frequently Asked Questions
What type of property is this?
Flex space - Updated 3,480 sq. ft. flex/industrial building with rear bay door, fenced paved yard, and multiple bathroom areas.
Where is this flex space located?
The property is located at 4035 S 6th St Klamath Falls, OR.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 3,480 sq. ft. updated commercial/flex building with two large open areas and two smaller areas; Rear street‑level bay door provides loading access; Fenced yard with paved rear entrance
