Building Details

Building Size 14,574 SF

Year Built 2015

Buildings 7

Stories 1

Listing Agency: Stellar Realty Northwest K***@remax.net Show Phone

Listed By: Kathy Collins · License #200102007 Show Phone

Source: Metanars

Added: May 12 Changed: Aug 4 Last Checked: Aug 11 at 1:37PM

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Investment Insights

Based on property information with market context.

Located at 215 Lawson Ln in Tenmile, Oregon, this 14.09-acre manufacturing property combines an operating trailer manufacturing business with supporting commercial improvements. The site includes an ADA-compliant commercial building, watchman's quarters, multiple outbuildings, 47 storage units, and a covered six-car carport. The main building was constructed in 2015.

The parcel is positioned on HWY 42 and is zoned MRC and R5. Improvements include full fencing, gated entry, security camera systems, a 38 GPM well, holding tanks, solar power, a Wi-Fi battery backup system, and a fire suppression system. Four seasonal ponds, partially treed areas, and flat usable land are also present. The property is available for appointments only.

Key Highlights

• 14.09‑acre manufacturing property on HWY 42 in Tenmile, Oregon
• Trailer manufacturing business with ADA‑compliant commercial building
• 47 storage units plus multiple outbuildings and watchman's quarters

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

$135,153

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

7.72%

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%

$2,703,060 $2.7M

Cap Rate 7%

$1,930,757 $1.9M

Cap Rate 9%

$1,501,700 $1.5M

Market Conditions

NOI Build-Up for 14,574 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

$209.9K $14.40/SF

− Vacancy

−$16.8K −$1.15/SF

EGI

$193.1K $13.25/SF

− OpEx

−$57.9K −$3.97/SF

NOI

$135.2K $9.27/SF

Area

Douglas County, OR

Vacancy

8.00%

Lease Rate

$14.40 /SF/Yr

Expense Ratio

30.00%

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%

$2,703,060

Cap Rate 7%

$1,930,757

Cap Rate 9%

$1,501,700

Alternative Uses

Best Use

Self Storage

$1.93M

$1.69M – $2.25M (±1% cap)

NOI $135,153 @ 7.0% cap · market cap 7.72%

Second Best

Warehouse

$1.53M

$1.34M – $1.79M (±1% cap)

NOI $107,154 @ 7.0% cap · market cap 6.12%

Theoretical Best

Specialty Retail

$2.52M

$2.21M – $2.94M (±1% cap)

NOI $176,570 @ 7.0% cap · market cap 10.09%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Family Storage & U-Haul, ... Storage Facility U-Haul Neighborhood Dealer Car Rental Facility

Suggested Use

Top Pick Plumbing Service Storage Facility Department Store Car Rental Facility

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

Turnkey business

Opportunity

Yes

Sprinkler system

Yes

Fenced yard

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

12

Businesses Nearby

Explore this area Business Placement

Demographics for 97481, OR

715

Population

316

Households

2.3

Avg Household Size

50

Median Age

3%

College-Educated

83%

High-School Grad

7.5 sq mi

ZIP Area

95

Density / Sq Mi

$51,302

Median Earnings

$202,500

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 manufacturing properties 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?

Manufacturing property - The property includes a trailer manufacturing operation, storage units, outbuildings, and gated security.

Where is this manufacturing property located?

The property is located at 215 Lawson Ln Tenmile, OR.

What is the asking price?

The asking price for this property is $1,750,000.

What are key features of this property?

This property features: 14.09‑acre manufacturing property on HWY 42 in Tenmile, Oregon; Trailer manufacturing business with ADA‑compliant commercial building; 47 storage units plus multiple outbuildings and watchman's quarters