Two-Story Historic Office
For Sale
$749,000
260 W Willow Street, Waldport, OR 97394
COMMERCIAL - Waldport, OR
Property Size2,513 SF
Lot Size0.12 Acres
Price / SF$298.05
Days on Market154
Property Features for 260 W Willow Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
D-D Downtown District (Wa
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking
6
Parking features
Driveway, RV, Open
Window features
Double Pane Windows
Appliances
Water Heater, Refrigerator
Lot features
Level
Directions
Hwy 101 to waldport ,first lightafter the bridge turn left to Cedar. Right on Cedar to the corner of Cedar and Willow. Palmer Building
Standard status
Active
APN
131119AC-4300-00
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3757
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Flooring type
Vinyl, Carpet
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
Taylor & Taylor Realty Company
(800) 462-0197
Listed By:
Michelle Barnes · License #201213169
(760) 412-2992
Added: Mar 14
Changed: Aug 4
Last Checked: Aug 14 at 5:06AM
MLS# 26-602
Copyright © 2026 Oregon Coast MLS. 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.
Historic two-story office building with a spacious, flexible interior and versatile room layout. Built in 1930 and significantly remodeled in 1990, the property includes vinyl siding, composition roof, and a mix of vinyl and carpet flooring. Heating options include electric heat and natural gas, with central air cooling. The second floor features a wide staircase that opens to a possible reception area or a large great/family room with generous windows. Additional rooms and ample storage are available for office use or other compatible arrangements.
Zoned D-D Downtown District, the property supports a range of uses including commercial use, residential use, or both as mixed use per the City. During the 1990 remodel, the property was lifted one inch over the floodplain, with a new foundation added and a sump pump installed per seller records. Multiple parking spaces are available, including RV parking, open parking, and a carport.
Appliances include a water heater and refrigerator. Buyer to verify intended use with the City.
Zoned D-D Downtown District, the property supports a range of uses including commercial use, residential use, or both as mixed use per the City. During the 1990 remodel, the property was lifted one inch over the floodplain, with a new foundation added and a sump pump installed per seller records. Multiple parking spaces are available, including RV parking, open parking, and a carport.
Appliances include a water heater and refrigerator. Buyer to verify intended use with the City.
Key Highlights
- 1930 build with significant remodel in 1990
- 2‑story interior totaling 2,513 SF with wide staircase
- Zoned D‑D Downtown District with commercial, residential, or mixed‑use potential per City
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
$38,661
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
5.16%
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%
$773,220
$773.2K
Cap Rate 7%
$552,300
$552.3K
Cap Rate 9%
$429,567
$429.6K
Market Conditions
NOI Build-Up for 2,513 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
$66.9K $26.64/SF
− Vacancy
−$15.4K −$6.13/SF
EGI
$51.5K $20.51/SF
− OpEx
−$12.9K −$5.13/SF
NOI
$38.7K $15.38/SF
Area
Lincoln County, OR
Vacancy
23.00%
Lease Rate
$26.64 /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%
$773,220
Cap Rate 7%
$552,300
Cap Rate 9%
$429,567
Alternative Uses
Best Use
Office B
$552.3K
$483.3K – $644.4K
NOI $38,661 @ 7.0% cap · market cap 5.16%
Second Best
Hotel Hospitality
$260.9K
$228.3K – $304.4K
NOI $18,263 @ 7.0% cap · market cap 2.44%
Theoretical Best
Office A
$655.5K
$573.5K – $764.7K
NOI $45,883 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
276
Businesses Nearby
Explore this area
Business Placement
Demographics for 97394, OR
5,361
Population
3,686
Households
1.5
Avg Household Size
59
Median Age
28%
College-Educated
95%
High-School Grad
51.7 sq mi
ZIP Area
104
Density / Sq Mi
$57,708
Median Household Income
$31,690
Median Earnings
$1,104
Median Rent
$354,400
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 - Historic two-story office building on public utilities with central air and multiple parking including RV and driveway access.
Where is this office building located?
The property is located at 260 W Willow Street Waldport, OR.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 1930 build with significant remodel in 1990; 2‑story interior totaling 2,513 SF with wide staircase; Zoned D‑D Downtown District with commercial, residential, or mixed‑use potential per City
