Two-Bay Flex
For Sale
$450,000
2308 Main St, Sweet Home, OR 97386
Commercially zoned property combines shop, storefront, office, residential, and RV-use components.
Property Size1,956 SF
Days on Market270
Property Features for 2308 Main St
General Information
Standard status
Active
Size
1,956 SF
Property subtype
Commercial
Zoning
Commerical
Building Details
Building Size
1,956 SF
Listing Agency:
Homesmart Realty Group - Albany
(541) 401-1991
Listed By:
Jamie Melcher
(541) 401-1991
Source:
Allprofessionalsre
Added: Nov 12, 2025
Changed: Aug 6
Last Checked: Aug 9 at 12:57PM
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 Homesmart Realty Group - Albany
Investment Insights
Based on property information with market context.
This flex property at 2308 Main St includes a 1,956-square-foot, two-bay shop with an integrated storefront and office area. A separate two-bedroom house sits behind the commercial buildings and has new siding. The property also includes two RV hookups, creating multiple existing components within one commercial-zoned site.
The permitted-use examples include office and professional operations, retail sales, warehousing, sales and storage, machine work, welding, and wood manufacturing. The combination of service, production, storage, storefront, and residential improvements supports a range of established commercial configurations in Sweet Home.
The permitted-use examples include office and professional operations, retail sales, warehousing, sales and storage, machine work, welding, and wood manufacturing. The combination of service, production, storage, storefront, and residential improvements supports a range of established commercial configurations in Sweet Home.
Key Highlights
- 1,956 SF two‑bay shop with storefront and office space
- Separate two‑bedroom house positioned behind the commercial buildings
- House features new siding
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
$30,054
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
6.68%
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%
$601,080
$601.1K
Cap Rate 7%
$429,343
$429.3K
Cap Rate 9%
$333,933
$333.9K
Market Conditions
NOI Build-Up for 1,956 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
$63.1K $32.28/SF
− Vacancy
−$20.2K −$10.33/SF
EGI
$42.9K $21.95/SF
− OpEx
−$12.9K −$6.59/SF
NOI
$30.1K $15.37/SF
Area
Linn County, OR
Vacancy
32.00%
Lease Rate
$32.28 /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%
$601,080
Cap Rate 7%
$429,343
Cap Rate 9%
$333,933
Alternative Uses
Best Use
Retail
$429.3K
$375.7K – $500.9K
NOI $30,054 @ 7.0% cap · market cap 6.68%
Second Best
Warehouse
$342.4K
$299.6K – $399.5K
NOI $23,969 @ 7.0% cap · market cap 5.33%
Theoretical Best
Office A
$569.8K
$498.6K – $664.8K
NOI $39,887 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
77
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 97386, OR
14,611
Population
6,339
Households
2.3
Avg Household Size
44
Median Age
11%
College-Educated
87%
High-School Grad
125.9 sq mi
ZIP Area
116
Density / Sq Mi
$68,116
Median Household Income
$37,125
Median Earnings
$1,141
Median Rent
$302,200
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned property combines shop, storefront, office, residential, and RV-use components.
Where is this flex space located?
The property is located at 2308 Main St Sweet Home, OR.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 1,956 SF two‑bay shop with storefront and office space; Separate two‑bedroom house positioned behind the commercial buildings; House features new siding
