Office Building with Flexible
For Sale
$985,000
1875 HIGHWAY 101, Florence, OR 97439
CommercialSale, Florence, OR
Property Size4,756 SF
Lot Size0.48 Acres
Price / SF$207.11
Days on Market163
Property Features for 1875 HIGHWAY 101
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
View
City
Directions
Hwy 101 - west side between 18th & 19th.
Subdivision
_228
Standard status
Active
APN
1468188
Size
4,756 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Description
18-12-26-22-5901 and 5902
Tax Annual Amount
5352
Legal Description
18-12-26-22-5901 and 5902
Utilities
Heating system
Heat Pump (Heating)
Amenities
conference rooms
restrooms
breakroom
storage
Building Details
Year built
1991
Building materials
WoodFrame
Roof type
Composition
Listing Agency:
Coldwell Banker Coast Real Est · Coldwell Banker Real Estate
(541) 997-7777
Listed By:
Andy Johnson · License #920900091
(541) 999-2190
Added: Mar 17
Changed: Jun 2
Last Checked: Aug 26 at 3:06AM
MLS# 128087303
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.
This 4,756-square-foot office building occupies a 0.48-acre site and includes 23 individual offices, conference rooms, multiple restrooms, a breakroom, storage, and two reception areas. The configuration supports separate work zones within the building and provides a practical foundation for professional office operations. Wood-frame construction, heat-pump heating, and a composition roof are also in place.
Built in 1991, the property has received several recent maintenance improvements. The roof was replaced in 2019, the parking lot was sealed and striped in 2024, and the exterior was painted in 2025. On-site parking is available at both the front and rear, while 130 feet of frontage along U.S. Highway 101 provides direct highway exposure. The property is located in Florence, Oregon, and is zoned C.
Built in 1991, the property has received several recent maintenance improvements. The roof was replaced in 2019, the parking lot was sealed and striped in 2024, and the exterior was painted in 2025. On-site parking is available at both the front and rear, while 130 feet of frontage along U.S. Highway 101 provides direct highway exposure. The property is located in Florence, Oregon, and is zoned C.
Key Highlights
- 4,756 SF office building on a 0.48‑acre site
- 23 individual offices with conference rooms, restrooms, breakroom, and storage
- Two reception areas support divided or shared office configurations
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
Yes
Highway access
Yes
Paved road 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Professional office property with multiple work areas, shared amenities, and substantial parking serving a range of business configurations.
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 SF office building on a 0.48‑acre site; 23 individual offices with conference rooms, restrooms, breakroom, and storage; Two reception areas support divided or shared office configurations
