Building Details

Year built 2008

Roof type Built-Up

Listing Agency: HOMESMART REALTY GROUP - KEIZER

Listed By: BRIAN MCVAY · License #980100002 Show Phone

Added: Dec 12, 2025 Changed: Aug 4 Last Checked: Aug 20 at 8:06AM

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MLS# 835990

Copyright © 2026 Willamette Valley Multiple Listing Service. 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 grocery and deli business location includes retail-ready fixtures and prepared-food infrastructure. The property comes with a walk-in cooler, multiple beverage coolers, a deli case, shelving for goods, an ice cream cooler, and a county-approved kitchen for preparing items such as sandwiches, pizza, and chicken. Heating includes ductless electric systems and heat pump equipment, along with window unit cooling.

The site is 0.29 acres and contains 2,600 square feet, with well water and a built-up roof. Built in 2008, it is zoned RC. It is located across the street from Triangle Lake, and the adjacent old building previously functioned as a restaurant and bar.

For an operator looking for a compact grocery/deli format with on-site cold storage and kitchen capabilities, this property’s existing equipment package is built around day-to-day food and beverage prep and merchandising.

Key Highlights

• 0.29‑acre grocery/deli site
• 2,600 square feet
• Zoned RC

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

$37,437

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

8.05%

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%

$748,740 $748.7K

Cap Rate 7%

$534,814 $534.8K

Cap Rate 9%

$415,967 $416.0K

Market Conditions

NOI Build-Up for 2,600 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

$52.1K $20.04/SF

− Vacancy

−$2.2K −$0.84/SF

EGI

$49.9K $19.20/SF

− OpEx

−$12.5K −$4.80/SF

NOI

$37.4K $14.40/SF

Area

Lane County, OR

Vacancy

4.20%

Lease Rate

$20.04 /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%

$748,740

Cap Rate 7%

$534,814

Cap Rate 9%

$415,967

Alternative Uses

Best Use

Specialty Retail

$534.8K

$468.0K – $624.0K (±1% cap)

NOI $37,437 @ 7.0% cap · market cap 8.05%

Second Best

Retail

$476.2K

$416.7K – $555.6K (±1% cap)

NOI $33,333 @ 7.0% cap · market cap 7.17%

Theoretical Best

Office A

$657.8K

$575.6K – $767.4K (±1% cap)

NOI $46,044 @ 7.0% cap · market cap 9.90%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Suggested Use

Top Pick Grocery & Convenience Store Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 97412, OR

536

Population

289

Households

1.9

Avg Household Size

50

Median Age

31%

College-Educated

99%

High-School Grad

84.5 sq mi

ZIP Area

6

Density / Sq Mi

$71,563

Median Household Income

$46,406

Median Earnings

$1,097

Median Rent

$285,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores 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?

Grocery and convenience store - Grocery and deli site on 0.29 acres zoned RC, built in 2008, with a county-approved kitchen and walk-in cooler.

Where is this grocery and convenience store located?

The property is located at 19385 Highway 36 Blachly, OR.

What is the asking price?

The asking price for this property is $465,000.

What are key features of this property?

This property features: 0.29‑acre grocery/deli site; 2,600 square feet; Zoned RC