Manufacturing Campus with HEPA
For Sale
$2,250,000
Pending
1388 Antelope Road, White City, OR 97503
Commercial Sale, White City, OR
Property Size13,144 SF
Lot Size2.00 Acres
Days on Market334
Property Features for 1388 Antelope Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
GI
Parking features
Parking Lot
Window features
Double Pane Windows, Aluminum Frames
Interior features
Built-in Features, Laminate Counters, Smart Lighting, Wired for Data, Wired for Sound
Lot features
Fenced, Level, Sprinklers In Front
Standard status
Pending
APN
10670840
Size
13,144 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
12472
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Ductless (Heating), Solar (Heating)
Cooling system
Zoned, Ductless, Heat Pump
Water source
Public
Amenities
conference room
reception
kitchenette
fob access
Building Details
Year built
2018
Floors in Building
2
Number of units
2
Flooring type
Concrete, Vinyl, Carpet
Building materials
Steel Frame, Block
Roof type
Membrane
Listing Agency:
Keller Williams Realty Southern Oregon
(541) 608-0447
Listed By:
Melissa Hayes · License #201251085
(541) 450-4442
Added: Sep 21, 2025
Changed: Aug 19
Last Checked: Aug 20 at 7:06AM
MLS# 220209570
Copyright © 2026 Oregon Data Share. 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.
Manufacturing campus on 2 acres with two purpose-built structures totaling +/-13,144 SF. The setup is designed for specialized research and operational flexibility, featuring HEPA cleanrooms in Building A, along with office, conference, and support spaces across both buildings.
Building A (+/-6,144 SF) was built in 1982 and remodeled in 2008. It includes four HEPA cleanrooms, multiple semi and private offices, conference room, reception, kitchenette, Cat 5E wiring, 3-phase 480V power, and wet sprinklers, plus a new roof in 2022. Building B (+/-7,000 SF) was built in 2018 and includes mezzanine offices, conference room, open work area, fob access, LED lighting, piped air, freezer storage, two roll-up doors, and a rooftop solar array.
The site is in an LI zoning district with an asphalt parking lot offering 18 stalls and a fenced/gated yard. It provides quick access to Hwy 62, I-5, and the Airport, and is located within an Opportunity Zone.
Building A (+/-6,144 SF) was built in 1982 and remodeled in 2008. It includes four HEPA cleanrooms, multiple semi and private offices, conference room, reception, kitchenette, Cat 5E wiring, 3-phase 480V power, and wet sprinklers, plus a new roof in 2022. Building B (+/-7,000 SF) was built in 2018 and includes mezzanine offices, conference room, open work area, fob access, LED lighting, piped air, freezer storage, two roll-up doors, and a rooftop solar array.
The site is in an LI zoning district with an asphalt parking lot offering 18 stalls and a fenced/gated yard. It provides quick access to Hwy 62, I-5, and the Airport, and is located within an Opportunity Zone.
Key Highlights
- Two buildings totaling +/-13,144 SF with multiple HEPA cleanrooms on 2 acres
- Building A (+/-6,144 SF): built 1982, remodeled 2008, four HEPA cleanrooms, new roof 2022
- Building B (+/-7,000 SF): built 2018 with mezzanine offices, freezer storage, two roll‑up doors, rooftop solar
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
$83,831
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
3.73%
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%
$1,676,620
$1.7M
Cap Rate 7%
$1,197,586
$1.2M
Cap Rate 9%
$931,456
$931.5K
Market Conditions
NOI Build-Up for 13,144 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
$124.6K $9.48/SF
− Vacancy
−$4.8K −$0.37/SF
EGI
$119.8K $9.11/SF
− OpEx
−$35.9K −$2.73/SF
NOI
$83.8K $6.38/SF
Area
Jackson County, OR
Vacancy
3.89%
Lease Rate
$9.48 /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%
$1,676,620
Cap Rate 7%
$1,197,586
Cap Rate 9%
$931,456
Alternative Uses
Best Use
Industrial
$1.20M
$1.05M – $1.40M
NOI $83,831 @ 7.0% cap · market cap 3.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.17M
$2.78M – $3.70M
NOI $222,081 @ 7.0% cap · market cap 9.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
113
Businesses Nearby
Explore this area
Business Placement
Demographics for 97503, OR
12,349
Population
4,708
Households
2.6
Avg Household Size
36
Median Age
12%
College-Educated
78%
High-School Grad
81.7 sq mi
ZIP Area
151
Density / Sq Mi
$65,040
Median Household Income
$35,834
Median Earnings
$1,082
Median Rent
$299,500
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Manufacturing property - LI-zoned two-building campus with multiple HEPA cleanrooms, fenced asphalt yard, and quick access to Hwy 62 and I-5.
Where is this manufacturing property located?
The property is located at 1388 Antelope Road White City, OR.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Two buildings totaling +/-13,144 SF with multiple HEPA cleanrooms on 2 acres; Building A (+/-6,144 SF): built 1982, remodeled 2008, four HEPA cleanrooms, new roof 2022; Building B (+/-7,000 SF): built 2018 with mezzanine offices, freezer storage, two roll‑up doors, rooftop solar
