Building Details

Year built 1978

Roof type Composition

Listing Agency: Crescent Lake Realty, Inc s***@crescentlakeoregon.com Show Phone

Listed By: Donna Werner · License #780203954 Show Phone

Added: Apr 16 Last Checked: Aug 26 at 1:06AM

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MLS# 632589014

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 tavern property includes approximately 5,000 square feet of commercial space on 6.63 acres. The improvements also include a double-wide manufactured home and a single-wide manufactured home. The property is zoned RCR-C, identified as Rural Commercial/Residential, providing the stated land-use designation for the site.

Constructed in 1978, the tavern has ductless heating, a wood stove, and wood heat. The building features a composition roof, while the two manufactured homes add residential improvements to the property. The address places the site on Highway 58 in Crescent Lake, Oregon, within Klamath County.

Key Highlights

• Approximately 5,000 square feet of tavern space
• 6.63‑acre property on Highway 58
• RCR‑C zoning identified as Rural Commercial/Residential

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

$49,059

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

3.50%

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%

$981,180 $981.2K

Cap Rate 7%

$700,843 $700.8K

Cap Rate 9%

$545,100 $545.1K

Market Conditions

NOI Build-Up for 5,000 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

$69.0K $13.80/SF

− Vacancy

−$3.6K −$0.72/SF

EGI

$65.4K $13.08/SF

− OpEx

−$16.4K −$3.27/SF

NOI

$49.1K $9.81/SF

Area

Klamath County, OR

Vacancy

5.20%

Lease Rate

$13.80 /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%

$981,180

Cap Rate 7%

$700,843

Cap Rate 9%

$545,100

Alternative Uses

Best Use

Specialty Retail

$700.8K

$613.2K – $817.7K (±1% cap)

NOI $49,059 @ 7.0% cap · market cap 3.50%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.02M

$894.2K – $1.19M (±1% cap)

NOI $71,539 @ 7.0% cap · market cap 5.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Bars & Pubs

Lease Details

2

Residential units

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

17

Businesses Nearby

4k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Sinclair Shops & Services

3,986 visits/mo 0.1 miles

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 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 bars & pubs 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?

Bar & Pub - Rural commercial/residential property includes a tavern, two manufactured homes, and multiple heating systems.

Where is this bar & pub located?

The property is located at 20005 HIGHWAY 58 Crescent Lake, OR.

What is the asking price?

The asking price for this property is $1,400,000.

What are key features of this property?

This property features: Approximately 5,000 square feet of tavern space; 6.63‑acre property on Highway 58; RCR‑C zoning identified as Rural Commercial/Residential