Building Details

Year Built 2015

Listing Agency: STELLAR REALTY NORTHWEST

Listed By: KATHY COLLINS · License #200102007 Show Phone

Source: Wisser

Added: Sep 10 Last Checked: Sep 16 at 12:40AM

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Investment Insights

Based on property information with market context.

This 14.09-acre manufacturing property in Tenmile includes an established trailer manufacturing business, 47 storage units, multiple outbuildings, and a covered six-car carport. The improvements include an ADA commercial building measuring 924 SF, watchman’s quarters of 1,440 SF, Dee’s Shop at 816 SF, and an approximately 200 SF shop mezzanine. The parcel was built out in 2015 and is fully fenced with gated entry and security camera systems.

Located at 215 Lawson Ln near HWY 42, the MRC/R5-zoned property includes a 38 GPM well, holding tanks, solar power, Wi-Fi battery backup, and a fire suppression system. Four seasonal ponds and partially treed areas are also present on the site. The combination of manufacturing improvements, storage capacity, and supporting infrastructure accommodates continued business operations and additional commercial use subject to applicable approvals.

Key Highlights

• 14.09‑acre MRC/R5‑zoned manufacturing property at 215 Lawson Ln, Tenmile, OR 97481
• Trailer manufacturing business with operational improvements and supporting outbuildings
• 47 storage units plus covered six‑car carport

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

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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

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

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?

Frequently Asked Questions

What type of property is this?

Manufacturing property - MRC/R5-zoned commercial property combines a trailer manufacturing operation, storage units, multiple structures, and secured site infrastructure.

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 MRC/R5‑zoned manufacturing property at 215 Lawson Ln, Tenmile, OR 97481; Trailer manufacturing business with operational improvements and supporting outbuildings; 47 storage units plus covered six‑car carport