Mixed-Use Building with Separate
New
For Sale
$195,000
200 E Main St, Klamath Falls, OR 97601
Two-entry configuration supports a front business space and rear living area with separately metered power.
Property Size1,114 SF
Price / SF$175.04
Days on Market5
Property Features for 200 E Main St
General Information
Standard status
Active
Size
1,114 SF
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$916
Building Details
Buildings
1
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
Sellers Realty
Listed By:
Alan B Pfeiffer · License #201106041
(541) 274-9153
Source:
Exprealty
Added: Sep 1
Changed: Sep 5
Last Checked: Sep 5 at 2:52PM
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 Sellers Realty
Investment Insights
Based on property information with market context.
This 1,114-square-foot mixed-use building is arranged for two possible units, with independent entrances and separate power meters. The existing layout supports a commercial space toward the front and living quarters at the rear, creating flexibility for an owner-occupant or separate occupants. The property is currently used as a real estate office.
Situated at 200 E Main St in Klamath Falls, the building is across from Keepers Corner and benefits from on-street parking. Its East Main position provides direct customer access and exposure to downtown traffic. The configuration also supports potential multi-tenant occupancy, subject to applicable requirements.
Situated at 200 E Main St in Klamath Falls, the building is across from Keepers Corner and benefits from on-street parking. Its East Main position provides direct customer access and exposure to downtown traffic. The configuration also supports potential multi-tenant occupancy, subject to applicable requirements.
Key Highlights
- 1,114‑square‑foot mixed‑use building
- Two possible units with separate entrances
- Separate power meters for the spaces
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
$11,229
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
5.76%
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%
$224,580
$224.6K
Cap Rate 7%
$160,414
$160.4K
Cap Rate 9%
$124,767
$124.8K
Market Conditions
NOI Build-Up for 1,114 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
$18.7K $16.80/SF
− Vacancy
−$3.7K −$3.36/SF
EGI
$15.0K $13.44/SF
− OpEx
−$3.7K −$3.36/SF
NOI
$11.2K $10.08/SF
Area
Klamath County, OR
Vacancy
20.00%
Lease Rate
$16.80 /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%
$224,580
Cap Rate 7%
$160,414
Cap Rate 9%
$124,767
Alternative Uses
Best Use
Office B
$160.4K
$140.4K – $187.2K
NOI $11,229 @ 7.0% cap · market cap 5.76%
Second Best
Mixed Use
$144.3K
$126.3K – $168.4K
NOI $10,101 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$227.7K
$199.2K – $265.7K
NOI $15,939 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,036
Businesses Nearby
Explore this area
Business Placement
Demographics for 97601, OR
23,264
Population
10,936
Households
2.1
Avg Household Size
40
Median Age
24%
College-Educated
88%
High-School Grad
577.8 sq mi
ZIP Area
40
Density / Sq Mi
$53,333
Median Household Income
$31,011
Median Earnings
$972
Median Rent
$266,500
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?
Mixed-use property - Two-entry configuration supports a front business space and rear living area with separately metered power.
Where is this mixed-use property located?
The property is located at 200 E Main St Klamath Falls, OR.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: 1,114‑square‑foot mixed‑use building; Two possible units with separate entrances; Separate power meters for the spaces
