Listing Agency: Coldwell Banker Holman Premier s***@hotmail.com Show Phone

Listed By: Sheree A Mauro · License #200502053 Show Phone

Source: Exprealty

Added: Mar 31 Changed: Aug 24 Last Checked: Aug 25 at 10:02AM

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Investment Insights

Based on property information with market context.

This property presents an opportunity for a home-based business. It includes a 1,092-square-foot home featuring a dining area, two bedrooms, one bathroom, a functional kitchen, and a utility room suitable for storage and a wood stove. An enclosed walkway provides access to several storage rooms and a 1,200-square-foot garage/shop area, which consists of two large shops built together. Additionally, there is a 100-square-foot basement used as a root cellar. The home also features a patio. The property is fenced and cross-fenced, and includes two large fenced pastures and several outbuildings suitable for animals and wood storage. Two storage shipping containers will remain with the property. Fronting Hwy 140E is a separate 800-square-foot building with electricity, zoned 'General Commercial'. This building, formerly known as 'The Trading Post,' is suitable for various businesses such as a jewelry or second-hand store, an office for a feed store, or a real estate business.

Key Highlights

• Large 1200 SF Garage/Shop area (2 shops built together)
• Separate 800 SF commercial building fronting Hwy 140E with electricity and zoned 'General Commercial'**
• Fenced and cross‑fenced acreage with 2 large fenced pastures and several out‑buildings

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

$19,865

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

7.64%

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%

$397,300 $397.3K

Cap Rate 7%

$283,786 $283.8K

Cap Rate 9%

$220,722 $220.7K

Market Conditions

NOI Build-Up for 2,292 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

$30.3K $13.20/SF

− Vacancy

−$1.9K −$0.82/SF

EGI

$28.4K $12.38/SF

− OpEx

−$8.5K −$3.71/SF

NOI

$19.9K $8.67/SF

Area

Klamath County, OR

Vacancy

6.20%

Lease Rate

$13.20 /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%

$397,300

Cap Rate 7%

$283,786

Cap Rate 9%

$220,722

Alternative Uses

Best Use

Retail

$283.8K

$248.3K – $331.1K (±1% cap)

NOI $19,865 @ 7.0% cap · market cap 7.64%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$468.5K

$409.9K – $546.6K (±1% cap)

NOI $32,794 @ 7.0% cap · market cap 12.62%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Storefront properties

Suggested Use

Top Pick Grocery & Convenience Store Parking Lot & Garage Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 97621, OR

334

Population

236

Households

1.4

Avg Household Size

54

Median Age

22%

College-Educated

100%

High-School Grad

164.4 sq mi

ZIP Area

2

Density / Sq Mi

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Storefront property - Commercial building, home, and acreage with outbuildings for sale.

Where is this storefront property located?

The property is located at 24086 Yellow Jacket Spring Rd Beatty, OR.

What is the asking price?

The asking price for this property is $259,900.

What are key features of this property?

This property features: Large 1200 SF Garage/Shop area (2 shops built together); Separate 800 SF commercial building fronting Hwy 140E with electricity and zoned 'General Commercial'**; Fenced and cross‑fenced acreage with 2 large fenced pastures and several out‑buildings