Highway-Frontage Commercial
For Sale
$1,550,000
1750 Dowell Road, Grants Pass, OR 97527
Corner commercial land with multiple buildings, established access, and available utility connections.
Property Size7,781 SF
Price / SF$199.20
Days on Market9
Property Features for 1750 Dowell Road
General Information
Standard status
Active
Size
7,781 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$9,941
Amenities
A/C - Other
Other
Metal, Composition
Parking. Corner Lot.
Asphalt, Driveway, Gated Parking, Gravel, RV Parking, Storage Room, Other Parking, Lot.
2.37
Corner, Paved Road.
Building Details
Year Built
1949
Stories
1
Listing Agency:
Pine-Rok Realty
(443) 624-1194
Listed By:
Ann James
(443) 624-1194
Source:
Xome
Added: Aug 4
Changed: Aug 12
Last Checked: Aug 12 at 4:22AM
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 Pine-Rok Realty
Investment Insights
Based on property information with market context.
This commercial land holding comprises five tax lots with multiple buildings, including a three-bedroom home. The property has a history of rental occupancy with 3 current tenants. Existing site features include paved and gravel areas, gated parking, RV parking, a storage room, and two on-site wells. City sewer serves the property, while power and natural gas are available. An A/C-other system is also identified among the interior features.
Positioned at the intersection of Redwood Highway (Hwy 199) and Dowell Road, the property offers more than 600 feet of Highway 199 frontage and reported exposure to approximately 30,000 vehicles per day. Multiple Dowell Road access points serve the site. Commercial zoning applies across the property, while one tax lot carries R-3 zoning; buyers are responsible for confirming zoning, utilities, and permitted uses.
Positioned at the intersection of Redwood Highway (Hwy 199) and Dowell Road, the property offers more than 600 feet of Highway 199 frontage and reported exposure to approximately 30,000 vehicles per day. Multiple Dowell Road access points serve the site. Commercial zoning applies across the property, while one tax lot carries R-3 zoning; buyers are responsible for confirming zoning, utilities, and permitted uses.
Key Highlights
- Five tax lots with multiple buildings, including a three‑bedroom home
- More than 600 feet of frontage along Redwood Highway (Hwy 199)
- Approximately 30,000 vehicles per day reported at the highway location
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
$69,796
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
4.50%
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%
$1,395,920
$1.4M
Cap Rate 7%
$997,086
$997.1K
Cap Rate 9%
$775,511
$775.5K
Market Conditions
NOI Build-Up for 7,781 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
$121.4K $15.60/SF
− Vacancy
−$9.7K −$1.25/SF
EGI
$111.7K $14.35/SF
− OpEx
−$41.9K −$5.38/SF
NOI
$69.8K $8.97/SF
Area
Josephine County, OR
Vacancy
8.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,395,920
Cap Rate 7%
$997,086
Cap Rate 9%
$775,511
Alternative Uses
Best Use
Mixed Use
$997.1K
$872.5K – $1.16M
NOI $69,796 @ 7.0% cap · market cap 4.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.76M
$1.54M – $2.06M
NOI $123,498 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
Explore this area
Business Placement
Demographics for 97527, OR
36,358
Population
15,481
Households
2.3
Avg Household Size
49
Median Age
19%
College-Educated
90%
High-School Grad
219.8 sq mi
ZIP Area
165
Density / Sq Mi
$66,396
Median Household Income
$35,825
Median Earnings
$1,350
Median Rent
$408,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Corner commercial land with multiple buildings, established access, and available utility connections.
Where is this commercial land located?
The property is located at 1750 Dowell Road Grants Pass, OR.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Five tax lots with multiple buildings, including a three‑bedroom home; More than 600 feet of frontage along Redwood Highway (Hwy 199); Approximately 30,000 vehicles per day reported at the highway location
