Geodesic Dome Office
For Sale
$600,000
2217 Highway 101, Florence, OR 97439
Distinctive commercial office property with Highway 101 exposure, supporting workspace, storage, kitchen, and receiving areas.
Property Size3,902 SF
Price / SF$153.77
Days on Market13
Property Features for 2217 Highway 101
General Information
Standard status
Active
Size
3,902 SF
Zoning
H (Highway District)
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
small office space
kitchen
storage
receiving room
full bath
Building Details
Year Built
1995
Year Renovated
2019
Buildings
1
Construction
geodesic dome
Listing Agency:
Coldwell Banker Coast Real Est
(541) 997-7777
Listed By:
Randy Paredes · License #201222891
Source:
Wisser
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 28 at 1:00PM
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 Coldwell Banker Coast Real Est
Investment Insights
Based on property information with market context.
The 3,902-square-foot office property features a distinctive geodesic dome design and was built in 1995. Interior components include a small office, kitchen, storage area, receiving room, and an expansive second level with a full bathroom. Recent interior painting complements a roof replaced and treated for preservation in 2019.
Positioned at 2217 Highway 101 in Florence, the property offers 120 feet of Highway 101 frontage along with ample off-street parking. The site is within the H Highway District zoning designation. The configuration combines office functions with support areas and additional upper-level space.
Positioned at 2217 Highway 101 in Florence, the property offers 120 feet of Highway 101 frontage along with ample off-street parking. The site is within the H Highway District zoning designation. The configuration combines office functions with support areas and additional upper-level space.
Key Highlights
- 3,902 SF office property with geodesic dome construction
- 120 ft. of Highway 101 frontage in Florence
- H (Highway District) zoning designation
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
$54,054
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
9.01%
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%
$1,081,080
$1.1M
Cap Rate 7%
$772,200
$772.2K
Cap Rate 9%
$600,600
$600.6K
Market Conditions
NOI Build-Up for 3,902 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
$86.6K $22.20/SF
− Vacancy
−$14.6K −$3.73/SF
EGI
$72.1K $18.47/SF
− OpEx
−$18.0K −$4.62/SF
NOI
$54.1K $13.85/SF
Area
Lane County, OR
Vacancy
16.80%
Lease Rate
$22.20 /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%
$1,081,080
Cap Rate 7%
$772,200
Cap Rate 9%
$600,600
Alternative Uses
Best Use
Office B
$772.2K
$675.7K – $900.9K
NOI $54,054 @ 7.0% cap · market cap 9.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$987.2K
$863.8K – $1.15M
NOI $69,101 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Explore this area
Business Placement
Demographics for 97439, OR
15,634
Population
9,056
Households
1.7
Avg Household Size
62
Median Age
27%
College-Educated
92%
High-School Grad
168.3 sq mi
ZIP Area
93
Density / Sq Mi
$58,576
Median Household Income
$36,146
Median Earnings
$1,164
Median Rent
$364,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Distinctive commercial office property with Highway 101 exposure, supporting workspace, storage, kitchen, and receiving areas.
Where is this office building located?
The property is located at 2217 Highway 101 Florence, OR.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 3,902 SF office property with geodesic dome construction; 120 ft. of Highway 101 frontage in Florence; H (Highway District) zoning designation
