Office Building with Conference
For Sale
$530,000
225 SW 5th St, Pendleton, OR 97801
Custom-built professional office setting with private work areas, meeting facilities, a break room, storage, and ADA-compliant restrooms.
Property Size2,691 SF
Price / SF$196.95
Days on Market22
Property Features for 225 SW 5th St
General Information
Standard status
Active
Size
2,691 SF
Class
Class A
Building Details
Year Built
2013
Buildings
1
Building Size
2,691 SF
Listing Agency:
Coldwell Banker Farley Company
(541) 276-0021
Listed By:
Kevin Hale · License #200804092
Source:
Christiesrealestateevg
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 28 at 9:04PM
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 Farley Company
Investment Insights
Based on property information with market context.
Built in 2013, this 2,691-square-foot Class A office building provides a polished setting for professional operations. The interior includes five private offices, two conference rooms that can open into a larger meeting area, a separate kitchen and break room, a dedicated file and storage room, and ADA-compliant restrooms. Professional-grade finishes and richly colored trim complete the interior presentation.
The property is located at 225 SW 5th St in Pendleton, approximately half a block from Pendleton City Hall. Its downtown setting provides access to nearby amenities and major routes. The layout may accommodate legal, accounting, consulting, or medical practices, with the smaller conference room offering the potential for conversion into two additional offices as described in the property information.
The property is located at 225 SW 5th St in Pendleton, approximately half a block from Pendleton City Hall. Its downtown setting provides access to nearby amenities and major routes. The layout may accommodate legal, accounting, consulting, or medical practices, with the smaller conference room offering the potential for conversion into two additional offices as described in the property information.
Key Highlights
- 2,691± SF office building constructed in 2013
- Five private offices and two conference rooms
- Conference rooms can be combined for larger meetings or presentations
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
$29,208
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
5.51%
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%
$584,160
$584.2K
Cap Rate 7%
$417,257
$417.3K
Cap Rate 9%
$324,533
$324.5K
Market Conditions
NOI Build-Up for 2,691 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
$48.4K $18.00/SF
− Vacancy
−$9.5K −$3.53/SF
EGI
$38.9K $14.47/SF
− OpEx
−$9.7K −$3.62/SF
NOI
$29.2K $10.85/SF
Area
Umatilla County, OR
Vacancy
19.60%
Lease Rate
$18.00 /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%
$584,160
Cap Rate 7%
$417,257
Cap Rate 9%
$324,533
Alternative Uses
Best Use
Office B
$417.3K
$365.1K – $486.8K
NOI $29,208 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$563.3K
$492.9K – $657.2K
NOI $39,432 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,039
Businesses Nearby
Explore this area
Business Placement
Demographics for 97801, OR
21,882
Population
9,033
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
92%
High-School Grad
496.2 sq mi
ZIP Area
44
Density / Sq Mi
$73,308
Median Household Income
$38,719
Median Earnings
$924
Median Rent
$277,600
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 - Custom-built professional office setting with private work areas, meeting facilities, a break room, storage, and ADA-compliant restrooms.
Where is this office building located?
The property is located at 225 SW 5th St Pendleton, OR.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: 2,691± SF office building constructed in 2013; Five private offices and two conference rooms; Conference rooms can be combined for larger meetings or presentations
