Building Details

Buildings 1

Listing Agency: Illinois Valley Real Estate t***@ivre.co Show Phone

Listed By: Tonya Box · License #971000066 Show Phone

Source: Evimerorealty

Added: Aug 20 Changed: Aug 28 Last Checked: Aug 28 at 1:03PM

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Investment Insights

Based on property information with market context.

Located at 252 Warren Road in Selma, Oregon, this mixed-use property includes a 2,000 sq ft shop with apartment space on the upper level. The existing improvements provide separate areas for shop activity and residential occupancy within the same property.

Septic and spring water are already in place, and a designated home site adds another established component to the property. Mountain views and a peaceful setting contribute to the physical character of the site. The property may also be purchased with 147 Warren Rd and/or 297 Warren Rd.

Key Highlights

• 2,000 sq ft shop with apartment space above
• Septic system already in place
• Spring water serving the property

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

$17,940

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

7.97%

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%

$358,800 $358.8K

Cap Rate 7%

$256,286 $256.3K

Cap Rate 9%

$199,333 $199.3K

Market Conditions

NOI Build-Up for 2,000 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

$31.2K $15.60/SF

− Vacancy

−$2.5K −$1.25/SF

EGI

$28.7K $14.35/SF

− OpEx

−$10.8K −$5.38/SF

NOI

$17.9K $8.97/SF

Area

Josephine County, OR

Vacancy

8.00%

Lease Rate

$15.60 /SF/Yr

Expense Ratio

37.50%

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%

$358,800

Cap Rate 7%

$256,286

Cap Rate 9%

$199,333

Alternative Uses

Best Use

Mixed Use

$256.3K

$224.3K – $299.0K (±1% cap)

NOI $17,940 @ 7.0% cap · market cap 7.97%

Second Best

Flex RnD

$235.8K

$206.3K – $275.1K (±1% cap)

NOI $16,505 @ 7.0% cap · market cap 7.34%

Theoretical Best

Office A

$453.5K

$396.8K – $529.1K (±1% cap)

NOI $31,743 @ 7.0% cap · market cap 14.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Auto Parts Store Storage Facility Car Rental Facility

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

Lease Details

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Explore this area Business Placement

Demographics for 97538, OR

2,051

Population

964

Households

2.1

Avg Household Size

54

Median Age

17%

College-Educated

87%

High-School Grad

191.2 sq mi

ZIP Area

11

Density / Sq Mi

$43,689

Median Household Income

$21,352

Median Earnings

$785

Median Rent

$289,800

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Shop space, an upper-level apartment, and a designated home site support combined commercial and residential use.

Where is this mixed-use property located?

The property is located at 252 Warren Road Selma, OR.

What is the asking price?

The asking price for this property is $225,000.

What are key features of this property?

This property features: 2,000 sq ft shop with apartment space above; Septic system already in place; Spring water serving the property