La Pine Commercial Building For
For Sale
Contact for pricing
16440 Finley Butte Rd, La Pine, OR 97739
Standalone commercial building in La Pine with functional professional layout.
Property Size1,376 SF
Lot Size0.34 Acres
Price / SF$308.87
Days on Market169
Property Features for 16440 Finley Butte Rd
General Information
Standard status
Active
Size
1,376 SF
Class
C
Lot size
0.34 Acres
Property subtype
Office
Zoning
C
Investment Type
Owner/User
Building Details
Year Built
1972
Buildings
1
Stories
1
Units
1
Listing Agency:
Berkshire Hathaway HomeServices NW Real Estate
(971) 300-9272
Listed By:
Lauren Musco · License #201207198
Source:
Crexi
Added: Mar 4
Changed: Aug 12
Last Checked: Aug 18 at 9:49PM
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 Berkshire Hathaway HomeServices NW Real Estate
Investment Insights
Based on property information with market context.
This standalone commercial building is located along Finley Butte Road in La Pine. The 1,376 square foot building offers a functional professional layout including four private offices, a conference room, two restrooms, and a welcoming reception and waiting area. The configuration supports a wide range of uses including professional services, medical offices, retail, or administrative operations. The property sits on a 0.34 acre level lot, offering flexibility for additional parking, outdoor storage, or potential future expansion. Existing on-site parking and convenient access make the location easy for both clients and employees. A newer HVAC system provides efficient year-round climate control. Situated along a primary commercial corridor, the property benefits from strong visibility and serves the surrounding La Pine community and nearby residential neighborhoods.
Key Highlights
- Standalone 1,376 sq ft commercial building on 0.34 acre lot.
- Located on Finley Butte Road, a primary commercial corridor with strong visibility.
- Functional layout: 4 private offices, conference room, 2 restrooms, reception/waiting area.
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
$19,760
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
4.65%
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%
$395,200
$395.2K
Cap Rate 7%
$282,286
$282.3K
Cap Rate 9%
$219,556
$219.6K
Market Conditions
NOI Build-Up for 1,376 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
$28.1K $20.40/SF
− Vacancy
−$1.7K −$1.25/SF
EGI
$26.3K $19.15/SF
− OpEx
−$6.6K −$4.79/SF
NOI
$19.8K $14.36/SF
Area
Deschutes County, OR
Vacancy
6.14%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
25.00%
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%
$395,200
Cap Rate 7%
$282,286
Cap Rate 9%
$219,556
Alternative Uses
Best Use
Office B
$282.3K
$247.0K – $329.3K
NOI $19,760 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$473.6K
$414.4K – $552.5K
NOI $33,149 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 97739, OR
13,102
Population
6,929
Households
1.9
Avg Household Size
53
Median Age
17%
College-Educated
87%
High-School Grad
305.0 sq mi
ZIP Area
43
Density / Sq Mi
$56,256
Median Household Income
$35,775
Median Earnings
$1,144
Median Rent
$327,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Standalone commercial building in La Pine with functional professional layout.
Where is this office building located?
The property is located at 16440 Finley Butte Rd La Pine, OR.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Standalone 1,376 sq ft commercial building on 0.34 acre lot.; Located on Finley Butte Road, a primary commercial corridor with strong visibility.; Functional layout: 4 private offices, conference room, 2 restrooms, reception/waiting area.
