Flex Space With
New
For Sale
$4,350,000
2660 NW Vine Street, Grants Pass, OR 97526
Versatile commercial improvements combine offices, high-clearance shops, storage, and a free-span hangar-style building.
Property Size22,000 SF
Lot Size7.80 Acres
Price / SF$197.73
Days on Market2
Property Features for 2660 NW Vine Street
General Information
Standard status
Active
Size
22,000 SF
Lot size
7.80 Acres
Zoning
Ip; Industrial Park
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Clear Span
Yes
Taxes and HOA fees
Annual Taxes
$6,514
Building Details
Year Built
1958
Listed By:
Marialice Wright · License #201221289
(541) 941-2053
Source:
Mtmeadows.idxbroker
Added: Sep 13
Last Checked: Sep 14 at 5:20AM
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 Marialice Wright
Investment Insights
Based on property information with market context.
This 7.8-acre commercial property includes nearly 22,000 square feet of improvements configured for flexible operations. The buildings contain offices, high-clearance shops, storage areas, and a large free-span hangar-style structure. A residence is also included, along with additional room for expansion.
The property has direct visibility from I-5 and access from a freeway off-ramp. Located on the edge of town, it is currently operated as a cargo container business, with the owner-occupant able to vacate for an end user. The existing mix of enclosed and open-span spaces provides a range of practical configurations for a flex-oriented operation.
The property has direct visibility from I-5 and access from a freeway off-ramp. Located on the edge of town, it is currently operated as a cargo container business, with the owner-occupant able to vacate for an end user. The existing mix of enclosed and open-span spaces provides a range of practical configurations for a flex-oriented operation.
Key Highlights
- 7.8‑acre commercial property with nearly 22,000 sq. ft. of buildings
- Visibility from I‑5 with access from the freeway off‑ramp
- Large free‑span hangar‑style building
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
$181,553
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
4.17%
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%
$3,631,060
$3.6M
Cap Rate 7%
$2,593,614
$2.6M
Cap Rate 9%
$2,017,256
$2.0M
Market Conditions
NOI Build-Up for 22,000 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
$303.6K $13.80/SF
− Vacancy
−$24.3K −$1.10/SF
EGI
$279.3K $12.70/SF
− OpEx
−$97.8K −$4.44/SF
NOI
$181.6K $8.25/SF
Area
Josephine County, OR
Vacancy
8.00%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
35.00%
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%
$3,631,060
Cap Rate 7%
$2,593,614
Cap Rate 9%
$2,017,256
Alternative Uses
Best Use
Flex RnD
$2.59M
$2.27M – $3.03M
NOI $181,553 @ 7.0% cap · market cap 4.17%
Second Best
Warehouse
$2.36M
$2.07M – $2.75M
NOI $165,221 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$4.99M
$4.36M – $5.82M
NOI $349,177 @ 7.0% cap · market cap 8.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97526, OR
36,561
Population
15,987
Households
2.3
Avg Household Size
47
Median Age
20%
College-Educated
91%
High-School Grad
140.7 sq mi
ZIP Area
260
Density / Sq Mi
$57,103
Median Household Income
$35,685
Median Earnings
$1,076
Median Rent
$379,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial improvements combine offices, high-clearance shops, storage, and a free-span hangar-style building.
Where is this flex space located?
The property is located at 2660 NW Vine Street Grants Pass, OR.
What is the asking price?
The asking price for this property is $4,350,000.
What are key features of this property?
This property features: 7.8‑acre commercial property with nearly 22,000 sq. ft. of buildings; Visibility from I‑5 with access from the freeway off‑ramp; Large free‑span hangar‑style building
