Historic Church with Commercial
For Sale
Contact for pricing
Pending
220 E Graham Street, Toledo, OR 97391
1880 historic sanctuary with a commercial kitchen and lower-level gathering space suited for events and food-related uses.
Property Size3,387 SF
Days on Market106
Property Features for 220 E Graham Street
General Information
Standard status
Pending
Size
3,387 SF
Property subtype
Mixed Use, Special Purpose
Zoning
C - Commercial
Building Details
Year Built
1880
Buildings
1
Listing Agency:
Martek Real Estate
Listed By:
Victoria Strauss · License #201235351
(541) 632-5299
Source:
Crexi
Added: May 26
Changed: Aug 8
Last Checked: Jul 24 at 5:02PM
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 Martek Real Estate
Investment Insights
Based on property information with market context.
Built in 1880, this historically listed church offers a distinctive upper sanctuary and a fully usable lower level. The sanctuary features soaring gothic-style windows, warm wood interiors, and exceptional acoustics, with an interior layout designed for gatherings and performances. The lower level includes a spacious gathering room with abundant built-in storage, a commercial kitchen, and an inviting fireplace room with cozy wood paneling. A private office and a half bath are also included, and a chair lift provides assistance between the lower and upper levels.
The property is located in the Toledo Arts District, offering a setting tied to arts and community programming. Its historic character and architectural features make it well-suited for organizations seeking an expressive venue within a creative district.
For buyers looking to adapt a landmark building, the existing sanctuary and acoustics support event space, studio or gallery conversion, and music-venue concepts. The presence of a commercial kitchen also broadens the range of potential uses toward restaurant or catered-event operations, while the additional rooms and built-in storage support day-to-day hospitality and programming needs.
The property is located in the Toledo Arts District, offering a setting tied to arts and community programming. Its historic character and architectural features make it well-suited for organizations seeking an expressive venue within a creative district.
For buyers looking to adapt a landmark building, the existing sanctuary and acoustics support event space, studio or gallery conversion, and music-venue concepts. The presence of a commercial kitchen also broadens the range of potential uses toward restaurant or catered-event operations, while the additional rooms and built-in storage support day-to-day hospitality and programming needs.
Key Highlights
- Historic 1880 church listed on the Historic Registry
- Sanctuary features soaring gothic‑style windows, warm wood interiors, and exceptional acoustics
- Lower level includes a spacious gathering room with abundant built‑in storage
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
$35,226
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
8.81%
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%
$704,520
$704.5K
Cap Rate 7%
$503,229
$503.2K
Cap Rate 9%
$391,400
$391.4K
Market Conditions
NOI Build-Up for 3,387 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
$48.8K $14.40/SF
− Vacancy
−$1.8K −$0.53/SF
EGI
$47.0K $13.87/SF
− OpEx
−$11.7K −$3.47/SF
NOI
$35.2K $10.40/SF
Area
Lincoln County, OR
Vacancy
3.70%
Lease Rate
$14.40 /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%
$704,520
Cap Rate 7%
$503,229
Cap Rate 9%
$391,400
Alternative Uses
Best Use
Specialty Retail
$503.2K
$440.3K – $587.1K
NOI $35,226 @ 7.0% cap · market cap 8.81%
Second Best
Industrial
$489.3K
$428.1K – $570.8K
NOI $34,248 @ 7.0% cap · market cap 8.56%
Theoretical Best
Office A
$883.4K
$773.0K – $1.03M
NOI $61,841 @ 7.0% cap · market cap 15.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
265
Businesses Nearby
Explore this area
Business Placement
Demographics for 97391, OR
5,610
Population
2,478
Households
2.3
Avg Household Size
42
Median Age
23%
College-Educated
86%
High-School Grad
115.3 sq mi
ZIP Area
49
Density / Sq Mi
$57,793
Median Household Income
$35,241
Median Earnings
$1,046
Median Rent
$355,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Church & religious facility - 1880 historic sanctuary with a commercial kitchen and lower-level gathering space suited for events and food-related uses.
Where is this church & religious facility located?
The property is located at 220 E Graham Street Toledo, OR.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Historic 1880 church listed on the Historic Registry; Sanctuary features soaring gothic‑style windows, warm wood interiors, and exceptional acoustics; Lower level includes a spacious gathering room with abundant built‑in storage
