Building Details

Buildings 3

Construction metal

Listing Agency: Apex Real Estate Partners Show Phone

Listed By: Tom Shimota Show Phone

Source: Moodyscre

Added: Aug 6 Changed: Aug 9 Last Checked: Aug 10 at 9:55AM

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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 Apex Real Estate Partners

Investment Insights

Based on property information with market context.

This industrial property includes three metal buildings arranged for warehouse and outdoor storage use. One enclosed structure measures approximately 16,000 SF and offers 18-foot clear height plus one dock. Two additional three-sided buildings each provide approximately 8,000 SF of on-grade space.

The improvements sit on approximately 3.97 acres of fenced, gravel-packed land. Industrial (I) zoning supports the property’s industrial classification, while proximity to I-5 provides regional transportation access. The property is located at 20824 Matthieu St NE in Donald, Oregon.

Key Highlights

• Three metal buildings on approximately 3.97 AC of fenced, gravel‑packed land
• Approximately 16,000 SF building with 18’ clear height and one dock
• Two three‑sided buildings, each approximately 8,000 SF with on‑grade access

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

$168,615

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

7.84%

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%

$3,372,300 $3.4M

Cap Rate 7%

$2,408,786 $2.4M

Cap Rate 9%

$1,873,500 $1.9M

Market Conditions

NOI Build-Up for 16,000 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

$206.4K $12.90/SF

− Vacancy

−$8.0K −$0.50/SF

EGI

$198.4K $12.40/SF

− OpEx

−$29.8K −$1.86/SF

NOI

$168.6K $10.54/SF

Area

Marion County, OR

Vacancy

3.89%

Lease Rate

$12.90 /SF/Yr

Expense Ratio

15.00%

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%

$3,372,300

Cap Rate 7%

$2,408,786

Cap Rate 9%

$1,873,500

Alternative Uses

Best Use

Warehouse

$2.41M

$2.11M – $2.81M (±1% cap)

NOI $168,615 @ 7.0% cap · market cap 7.84%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$3.76M

$3.29M – $4.39M (±1% cap)

NOI $263,405 @ 7.0% cap · market cap 12.25%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Sungro Horticulture Big Box & Wholesale Store

Suggested Use

Top Pick Electrical Service Plumbing Service Storage Facility Grocery & Convenience Store Auto Repair Shop Hair Salon

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

Lease Details

1

Dock-high doors

Yes

Fenced yard

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

87

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 97020, OR

1,009

Population

482

Households

2.1

Avg Household Size

41

Median Age

13%

College-Educated

92%

High-School Grad

0.3 sq mi

ZIP Area

3,363

Density / Sq Mi

$79,167

Median Household Income

$43,375

Median Earnings

$336,500

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Donald RV & Storage LLC — 10780 Cone St NE, Donald, OR 97020

Frequently Asked Questions

What type of property is this?

Warehouse - Three-building industrial property with fenced gravel yard, dock access, and Industrial (I) zoning.

Where is this warehouse located?

The property is located at 20824 Matthieu St NE Donald, OR.

What is the asking price?

The asking price for this property is $2,150,000.

What are key features of this property?

This property features: Three metal buildings on approximately 3.97 AC of fenced, gravel‑packed land; Approximately 16,000 SF building with 18’ clear height and one dock; Two three‑sided buildings, each approximately 8,000 SF with on‑grade access