Spa & Wellness Property with
For Sale
$680,000
1304 OCEAN BEACH Hwy, Longview, WA 98632
CommercialSale, Longview, WA
Property Size1,840 SF
Lot Size0.24 Acres
Price / SF$369.57
Days on Market149
Property Features for 1304 OCEAN BEACH Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
City
Directions
Head west on Ocean Beach Hwy, Destination will be on the right.
Subdivision
_82
Standard status
Active
APN
10306
Size
1,840 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Description
819 (LONGVIEW OUTLOT) -LVOL -231A, 230A 28 -8N -2W INCL LVOL 230A
Tax Annual Amount
3513
Legal Description
819 (LONGVIEW OUTLOT) -LVOL -231A, 230A 28 -8N -2W INCL LVOL 230A
Utilities
Heating system
Forced Air
Cooling system
Heat Pump
Building Details
Year built
1972
Building materials
Brick, Stone, WoodSiding
Roof type
Metal
Listing Agency:
Keller Williams Realty
(360) 693-3336
Listed By:
Jesse Morgen · License #93823
(360) 903-2114
Added: Mar 31
Changed: Aug 25
Last Checked: Aug 26 at 3:06AM
MLS# 191659749
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 1,840-square-foot commercial property occupies 0.24 acres and is currently home to Hannah's Hair Salon. Built in 1972, the building combines brick, stone, and wood siding with a metal roof. Interior climate systems include forced-air heating and heat-pump cooling.
The property is located at 1304 Ocean Beach Hwy in Longview, Washington, 98632. It carries a City zoning designation and is identified within the spa and wellness property category. The existing salon use provides an established commercial setting for continued operation or a different concept.
The property is located at 1304 Ocean Beach Hwy in Longview, Washington, 98632. It carries a City zoning designation and is identified within the spa and wellness property category. The existing salon use provides an established commercial setting for continued operation or a different concept.
Key Highlights
- 1,840‑square‑foot commercial building on 0.24 acres
- Currently home to Hannah's Hair Salon
- Built in 1972 with a metal roof
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
$22,210
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
3.27%
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%
$444,200
$444.2K
Cap Rate 7%
$317,286
$317.3K
Cap Rate 9%
$246,778
$246.8K
Market Conditions
NOI Build-Up for 1,840 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
$33.1K $18.00/SF
− Vacancy
−$1.4K −$0.76/SF
EGI
$31.7K $17.24/SF
− OpEx
−$9.5K −$5.17/SF
NOI
$22.2K $12.07/SF
Area
Cowlitz County, WA
Vacancy
4.20%
Lease Rate
$18.00 /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%
$444,200
Cap Rate 7%
$317,286
Cap Rate 9%
$246,778
Alternative Uses
Best Use
Retail
$317.3K
$277.6K – $370.2K
NOI $22,210 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$606.2K
$530.5K – $707.3K
NOI $42,436 @ 7.0% cap · market cap 6.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,141
Businesses Nearby
540k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 39%
Shops & Services 23%
Groceries 15%
Apparel 12%
WinCo Foods
Groceries
67,429 visits/mo
0.3 miles
McDonald's
Dining
35,428 visits/mo
0.3 miles
Ross Dress for Less
Apparel
34,954 visits/mo
0.1 miles
Michaels
Shops & Services
29,925 visits/mo
0.2 miles
Big Lots
Superstores
27,779 visits/mo
0.4 miles
Demographics for 98632, WA
50,721
Population
21,787
Households
2.3
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
121.4 sq mi
ZIP Area
418
Density / Sq Mi
$64,705
Median Household Income
$40,928
Median Earnings
$1,142
Median Rent
$355,200
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.
Similar Off Market Nearby
- Patricia A. Kuchar, LAC — 1328 9th Ave, Longview, WA 98632
- Nancy Goodwin — 1717 Olympia Way #104, Longview, WA 98632
- pins and needles acupuncture and herbal wellness clinic — 400A Clark St, Kelso, WA 98626
- Niechelle Guzman — 400 Clark St, Kelso, WA 98626
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Brick, stone, and wood siding frame a commercial building with forced-air heat and heat-pump cooling.
Where is this spa & wellness property located?
The property is located at 1304 OCEAN BEACH Hwy Longview, WA.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: 1,840‑square‑foot commercial building on 0.24 acres; Currently home to Hannah's Hair Salon; Built in 1972 with a metal roof
