Office Building with Two Reception
For Sale
$985,000
1875 Highway 101, Florence, OR 97439
Flexible professional layout accommodates shared occupancy and separate business operations.
Property Size4,756 SF
Price / SF$207.11
Days on Market39
Property Features for 1875 Highway 101
General Information
Standard status
Active
Size
4,756 SF
Additional Details
Highway Access
Yes
Office Units
23
Amenities
conference rooms
breakroom
storage
2nd reception area
Building Details
Year Built
1991
Buildings
1
Listing Agency:
Coldwell Banker Coast Real Est
(541) 997-7777
Listed By:
Andy Johnson · License #920900091
Source:
Switzerrealestategroup
Added: Jul 23
Changed: Aug 29
Last Checked: Aug 30 at 8:22PM
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 Coldwell Banker Coast Real Est
Investment Insights
Based on property information with market context.
This 4,756-square-foot office building offers a flexible professional layout with 23 individual offices, conference rooms, multiple restrooms, a breakroom, and storage. Two reception areas create a practical configuration for separate business operations within the same building. Constructed in 1991, the property has received several recent upkeep improvements, including a new roof in 2019, parking lot sealing and striping in 2024, and exterior painting in 2025.
The building fronts U.S. Hwy 101 for 130 linear feet and includes parking at both the front and rear. Its combination of private offices, shared meeting areas, support spaces, and dual reception areas provides a range of workplace configurations within an established office property.
The building fronts U.S. Hwy 101 for 130 linear feet and includes parking at both the front and rear. Its combination of private offices, shared meeting areas, support spaces, and dual reception areas provides a range of workplace configurations within an established office property.
Key Highlights
- 4,756‑square‑foot office building with 23 individual offices
- Two reception areas support separate business operations
- Conference rooms, multiple restrooms, breakroom, and storage
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
$65,884
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
6.69%
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%
$1,317,680
$1.3M
Cap Rate 7%
$941,200
$941.2K
Cap Rate 9%
$732,044
$732.0K
Market Conditions
NOI Build-Up for 4,756 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
$105.6K $22.20/SF
− Vacancy
−$17.7K −$3.73/SF
EGI
$87.8K $18.47/SF
− OpEx
−$22.0K −$4.62/SF
NOI
$65.9K $13.85/SF
Area
Lane County, OR
Vacancy
16.80%
Lease Rate
$22.20 /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%
$1,317,680
Cap Rate 7%
$941,200
Cap Rate 9%
$732,044
Alternative Uses
Best Use
Office B
$941.2K
$823.6K – $1.10M
NOI $65,884 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,225 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
23
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
557
Businesses Nearby
Explore this area
Business Placement
Demographics for 97439, OR
15,634
Population
9,056
Households
1.7
Avg Household Size
62
Median Age
27%
College-Educated
92%
High-School Grad
168.3 sq mi
ZIP Area
93
Density / Sq Mi
$58,576
Median Household Income
$36,146
Median Earnings
$1,164
Median Rent
$364,600
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 - Flexible professional layout accommodates shared occupancy and separate business operations.
Where is this office building located?
The property is located at 1875 Highway 101 Florence, OR.
What is the asking price?
The asking price for this property is $985,000.
What are key features of this property?
This property features: 4,756‑square‑foot office building with 23 individual offices; Two reception areas support separate business operations; Conference rooms, multiple restrooms, breakroom, and storage
