Retail Building with Brick
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 Market180
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: Sep 24
Last Checked: Sep 26 at 4:06PM
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 retail property was built in 1972 and sits on a 0.24-acre parcel. Exterior materials include brick, stone, and wood siding, with a metal roof. The building is equipped with forced-air heating and heat-pump cooling.
The property is at 1304 Ocean Beach Hwy in Longview, Washington. The property information identifies its zoning as City.
The property is at 1304 Ocean Beach Hwy in Longview, Washington. The property information identifies its zoning as City.
Key Highlights
- 1,840 square feet of retail space
- 0.24‑acre parcel
- Built in 1972
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
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,141
Businesses Nearby
540k
Monthly Visits Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - A 1,840-square-foot commercial space in Longview includes forced-air heating and heat-pump cooling.
Where is this retail space 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 feet of retail space; 0.24‑acre parcel; Built in 1972
