Class A Office
For Sale
$520,000
225 SW 5TH St, Pendleton, OR 97801
CommercialSale, Pendleton, OR
Property Size2,691 SF
Lot Size0.12 Acres
Price / SF$193.24
Days on Market321
Property Features for 225 SW 5TH St
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C1
View
Territorial, City
Directions
SW 5th between SW Court and SW Dorion
Subdivision
_435
Standard status
Active
APN
108915
Size
2,691 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
See listing file.
Tax Annual Amount
4816
Legal Description
See listing file.
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
Five private offices
Two spacious conference rooms
Separate kitchen & break room
Dedicated office file/storage room
ADA-compliant restrooms
Building Details
Year built
2013
Floors in Building
1
Building materials
Brick, Stucco, WoodFrame
Roof type
Composition
Listing Agency:
Coldwell Banker Farley Company · Coldwell Banker Real Estate
(541) 276-0021
Listed By:
Kevin Hale · License #200804092
(541) 969-8243
Added: Oct 10, 2025
Changed: Aug 25
Last Checked: Aug 26 at 1:06AM
MLS# 210790393
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Constructed in 2013, this 2,691-square-foot office building provides a professionally finished setting for business operations. The layout includes five private offices, two conference rooms that can be combined for larger meetings, a separate kitchen and break room, a dedicated file and storage room, and ADA-compliant restrooms. Brick, stucco, and wood-frame construction are complemented by professional-grade finishes, forced-air heating, central air, and a composition roof.
The property is located at 225 SW 5th St in Pendleton, approximately half a block from Pendleton City Hall. C1 zoning supports its established commercial setting, while the building’s configuration provides a practical framework for office users requiring private work areas, meeting space, and support facilities.
The property is located at 225 SW 5th St in Pendleton, approximately half a block from Pendleton City Hall. C1 zoning supports its established commercial setting, while the building’s configuration provides a practical framework for office users requiring private work areas, meeting space, and support facilities.
Key Highlights
- 2,691+/- square feet of office space
- 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
5.62%
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 5.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$563.3K
$492.9K – $657.2K
NOI $39,432 @ 7.0% cap · market cap 7.58%
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 - C1-zoned professional office property with private offices, conference facilities, 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 $520,000.
What are key features of this property?
This property features: 2,691+/- square feet of office space; Five private offices and two conference rooms; Conference rooms can be combined for larger meetings or presentations
