Building Details

Year built 1996

Floors in Building 1

Building materials Frame

Roof type Metal

Listing Agency: Keller Williams Realty Central Oregon b***@dunlapfinehomes.com Show Phone

Listed By: Holly Cole · License #201214610 Show Phone

Added: May 13 Changed: Aug 5 Last Checked: Aug 26 at 2:06AM

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MLS# 596845875

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.

Set on 3 acres, this mixed-use property combines a primary residence, guest cottage, RV facilities, and a substantial insulated steel shop. The main home includes 3 bedrooms and 3 bathrooms, along with a 900-square-foot wraparound sunroom. The shop provides 2,116 square feet, ride-through access, and 14-foot drive-through doors for equipment, trailers, or other large items.

Additional site features include three complete RV hookups, a gated entrance, a wraparound driveway, and ample parking. The property carries RCR-C zoning and was built in 1996 with frame construction, a metal roof, and wood-stove heating. Located on Highway 58 in CrescentLake, Oregon, the property offers a combination of residential improvements and commercial-oriented utility.

Key Highlights

• 3‑acre mixed‑use property with RCR‑C zoning
• 2,116‑square‑foot insulated steel shop with 14‑foot drive‑through doors
• Main residence includes 3 bedrooms, 3 bathrooms, and a 900‑square‑foot sunroom

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

$29,508

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

4.37%

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%

$590,160 $590.2K

Cap Rate 7%

$421,543 $421.5K

Cap Rate 9%

$327,867 $327.9K

Market Conditions

NOI Build-Up for 2,800 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

$36.1K $12.90/SF

− Vacancy

−$1.4K −$0.50/SF

EGI

$34.7K $12.40/SF

− OpEx

−$5.2K −$1.86/SF

NOI

$29.5K $10.54/SF

Area

Klamath County, OR

Vacancy

3.89%

Lease Rate

$12.90 /SF/Yr

Expense Ratio

15.00%

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%

$590,160

Cap Rate 7%

$421,543

Cap Rate 9%

$327,867

Alternative Uses

Best Use

Warehouse

$421.5K

$368.9K – $491.8K (±1% cap)

NOI $29,508 @ 7.0% cap · market cap 4.37%

Second Best

Mixed Use

$362.7K

$317.4K – $423.2K (±1% cap)

NOI $25,389 @ 7.0% cap · market cap 3.76%

Theoretical Best

Office A

$572.3K

$500.8K – $667.7K (±1% cap)

NOI $40,062 @ 7.0% cap · market cap 5.94%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mixed-use properties

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Explore this area Business Placement

Demographics for 97733, OR

893

Population

1,169

Households

0.8

Avg Household Size

56

Median Age

27%

College-Educated

74%

High-School Grad

378.5 sq mi

ZIP Area

2

Density / Sq Mi

$46,620

Median Household Income

$18,707

Median Earnings

$223,200

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Mixed residential and commercial improvements include a home, guest cottage, insulated shop, and RV hookups.

Where is this mixed-use property located?

The property is located at 18142 HIGHWAY 58 Crescent Lake, OR.

What is the asking price?

The asking price for this property is $674,900.

What are key features of this property?

This property features: 3‑acre mixed‑use property with RCR‑C zoning; 2,116‑square‑foot insulated steel shop with 14‑foot drive‑through doors; Main residence includes 3 bedrooms, 3 bathrooms, and a 900‑square‑foot sunroom