Established Storage Facility in Cave
For Sale
Contact for pricing
25657 Redwood Hwy, Cave Junction, OR 97523
Established storage facility with excellent cash flow and upside potential.
Property Size28,924 SF
Price / SF$110.63
Days on Market192
Property Features for 25657 Redwood Hwy
General Information
Standard status
Active
Size
28,924 SF
Property subtype
Self Storage
Zoning
C
Occupancy
95%
Lease Type
Gross
Building Details
Year Built
1997
Buildings
7
Stories
1
Units
245
Tenancy
Multi
Listing Agency:
Merit Commercial Real Estate
(541) 608-6704
Listed By:
Scott King · License #Oregon 200602153
Source:
Crexi
Added: Feb 3
Changed: Aug 8
Last Checked: Jul 31 at 4:08PM
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 Merit Commercial Real Estate
Investment Insights
Based on property information with market context.
Located in Cave Junction, Oregon, A+ Storage at 25657 Redwood Highway is an established storage facility. As one of only two established self-storage facilities in Cave Junction, it is currently the only facility in the region available for purchase. The property is located at the entrance to Cave Junction on a highly visible corner. The location benefits from traffic counts of approximately 8,831 VPD, large signage, and easy access from the dedicated central turning lane on Redwood Highway. The property consists of seven buildings, including six storage buildings and one management office, as well as uncovered parking spaces. The facility includes 245 units total with various storage unit dimensions available. There are 223 enclosed, permanent storage units ranging from 5x10 to 10x20. Additionally, the property benefits from 22 rentable vehicle, RV, or boat parking spaces on the south end of the site with three dimensions available: 10x30, 12x25, and one 50x20 space. The property is a mixed-use storage facility with physical and economic occupancy, providing cash flow with upside potential. The property size is 28,924 square feet.
Key Highlights
- Established storage facility in Cave Junction, Oregon, with high visibility and strong traffic counts on Redwood Highway.
- One of only two established self‑storage facilities in Cave Junction, and the only one currently available for purchase.
- Diverse unit mix including 223 enclosed storage units (5x10 to 10x20) and 22 rentable vehicle/RV/boat parking spaces.
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
$252,559
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
7.89%
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%
$5,051,180
$5.1M
Cap Rate 7%
$3,607,986
$3.6M
Cap Rate 9%
$2,806,211
$2.8M
Market Conditions
NOI Build-Up for 28,924 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
$381.8K $13.20/SF
− Vacancy
−$21.0K −$0.73/SF
EGI
$360.8K $12.47/SF
− OpEx
−$108.2K −$3.74/SF
NOI
$252.6K $8.73/SF
Area
Josephine County, OR
Vacancy
5.50%
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%
$5,051,180
Cap Rate 7%
$3,607,986
Cap Rate 9%
$2,806,211
Alternative Uses
Best Use
Self Storage
$3.61M
$3.16M – $4.21M
NOI $252,559 @ 7.0% cap · market cap 7.89%
Second Best
Industrial
$2.56M
$2.24M – $2.98M
NOI $178,888 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$6.56M
$5.74M – $7.65M
NOI $459,072 @ 7.0% cap · market cap 14.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Explore this area
Business Placement
Demographics for 97523, OR
6,548
Population
3,606
Households
1.8
Avg Household Size
50
Median Age
18%
College-Educated
91%
High-School Grad
250.3 sq mi
ZIP Area
26
Density / Sq Mi
$45,960
Median Household Income
$27,227
Median Earnings
$1,239
Median Rent
$301,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Established storage facility with excellent cash flow and upside potential.
Where is this self storage facility located?
The property is located at 25657 Redwood Hwy Cave Junction, OR.
What is the asking price?
The asking price for this property is $3,199,900.
What are key features of this property?
This property features: Established storage facility in Cave Junction, Oregon, with high visibility and strong traffic counts on Redwood Highway.; One of only two established self‑storage facilities in Cave Junction, and the only one currently available for purchase.; Diverse unit mix including **223 enclosed storage units** (5x10 to 10x20) and **22 rentable vehicle/RV/boat parking spaces**.
