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    Historic Tavern with Expansion Potential Title is generated by Realmo AI

    15468 Highway 66, Keno, OR 97627

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    For Sale
    $485,000

    Turnkey tavern with equipment, additional lots, and expansion opportunities.

    Type:Commercial/Industrial
    Lot size:
    2.53 Acres
    Added:
    Apr 10, 2025
    Days on Market:
    417
    Last Refresh:
    May 28 at 12:51 pm

    Property Features for 15468 Highway 66

    General Information

    Standard status
    Active
    Lot size
    2.53 Acres
    Property subtype
    Commercial/Industrial

    We can help!

    Listing Contact
    Stacy Ellingson

    Listing agent Stacy Ellingson License #200502384

    Listing office Fisher Nicholson Realty, LLC

    Listing date Apr 10, 2025

    Source Exitrealty

    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 Fisher Nicholson Realty, LLC

    HighLights

    • Fully equipped and furnished tavern with a historic reputation, ready for immediate operation.
    • Includes a 3‑bed, 2‑bath home and additional corner building suitable for a coffee shop or retail space.
    • Over 2.5 acres, zoned commercial and R2, offering expansion possibilities across three additional tax lots.
    • Features a large barn/metal building and a food truck, providing diverse business opportunities.
    • Tavern includes a fully stocked bar, space for live music and BBQs, lottery, pool, and outdoor patio with games.
    • Seller may offer financing.

    Overview

    This property presents an opportunity to acquire a location complete with equipment and furnishings. The historic Whoa Tavern features a fully stocked bar, and space for live music and BBQs. The interior includes a wood-burning stove and two restrooms, with a back door leading to an outdoor patio equipped with a horseshoe pit and corn hole boards. The sale includes three additional tax lots: a three-bedroom, two-bathroom home; a corner building suitable for a coffee shop or retail space; and a large barn/metal building. A food truck is also included, offering expansion possibilities. The additional tax lots are identified as 501184 - 15430 Hwy 66/1117 Park, a 0.33-acre commercial-zoned lot with 2024 taxes of $842.67; 621786 - 15380 Ferry St, a 1.83-acre R2-zoned lot with 2024 taxes of $817.16; and 621795 - a 0.37-acre commercial-zoned lot with 2024 taxes of $842.67.
    Location Intelligence

    Current Use by Public Records

    Bars & Pubs

    Suggested Use

    Restaurant Big Box & Wholesale Store Department Store Storage Facility Bar & Pub Discount Store Grocery & Convenience Store Clothing & Fashion Store Computer & Electronic Repair Wine and Liquor Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Watering Hole Of America - W.H.O.A. Tavern — 15468 OR-66, Keno, OR 97627

    Location Insight

    • Map
    • Local Demand
    City
    Keno
    County
    Klamath
    State
    Oregon
    Longitude
    -121.933114
    Latitude
    42.125584

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    FAQs

    What type of property is this?
    Bar & Pub - Turnkey tavern with equipment, additional lots, and expansion opportunities.
    Where is this bar & pub located?
    The property is located at 15468 Highway 66 Keno, OR.
    What is the asking price?
    The asking price for this property is $485,000.
    What are key features of this property?
    This property features: Fully equipped and furnished tavern with a historic reputation, ready for immediate operation.; Includes a 3‑bed, 2‑bath home and additional corner building suitable for a coffee shop or retail space.; Over 2.5 acres, zoned commercial and R2, offering expansion possibilities across three additional tax lots.
    (541) 591-4322
    We can help!
    Listing Contact
    Stacy Ellingson
    Real Estate License ID: 200502384
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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