Limited Industrial Campus with Rail
For Sale
$9,250,000
30685 Highway 34, Albany, OR 97321
Industrial campus with eight buildings, office and processing space, and dedicated rail spur plus truck scales.
Property Size133,000 SF
Lot Size11.89 Acres
Price / SF$69.55
Days on Market267
Property Features for 30685 Highway 34
General Information
Standard status
Active
Size
133,000 SF
Lot size
11.89 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Heavy Power
Yes
Building Details
Year Built
2014
Listing Agency:
Keller Williams Realty Mid-Willamette
Listed By:
Paul Terjeson
(877) 319-7625
Source:
Century21northhomes
Added: Dec 2, 2025
Changed: Aug 25
Last Checked: Aug 25 at 9:23AM
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 Keller Williams Realty Mid-Willamette
Investment Insights
Based on property information with market context.
This limited industrial (LI) property spans 11.89 acres and includes eight functional buildings with warehouse, office, processing, and support improvements. The campus is designed to accommodate a range of industrial, storage, processing, and distribution uses, supported by on-site infrastructure.
The site offers access to the Highway 99 and I-5 corridors. Infrastructure includes a dedicated rail spur, truck scales, and 1600-amp electrical service, supporting practical operations across the campus.
With multiple building types and industrial-focused utilities, the property provides a flexible platform for warehouse and processing activities within a single managed industrial setting.
The site offers access to the Highway 99 and I-5 corridors. Infrastructure includes a dedicated rail spur, truck scales, and 1600-amp electrical service, supporting practical operations across the campus.
With multiple building types and industrial-focused utilities, the property provides a flexible platform for warehouse and processing activities within a single managed industrial setting.
Key Highlights
- 11.89‑acre limited industrial (LI) property with access to Highway 99 and I‑5 corridors
- Eight functional buildings with warehouse, office, processing, and support improvements
- Dedicated rail spur on‑site
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
$834,173
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
9.02%
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%
$16,683,460
$16.7M
Cap Rate 7%
$11,916,757
$11.9M
Cap Rate 9%
$9,268,589
$9.3M
Market Conditions
NOI Build-Up for 133,000 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
$1.36M $10.20/SF
− Vacancy
−$73.3K −$0.55/SF
EGI
$1.28M $9.65/SF
− OpEx
−$449.2K −$3.38/SF
NOI
$834.2K $6.27/SF
Area
Linn County, OR
Vacancy
5.40%
Lease Rate
$10.20 /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%
$16,683,460
Cap Rate 7%
$11,916,757
Cap Rate 9%
$9,268,589
Alternative Uses
Best Use
Warehouse
$23.28M
$20.37M – $27.16M
NOI $1,629,785 @ 7.0% cap · market cap 17.62%
Second Best
Industrial
$19.17M
$16.78M – $22.37M
NOI $1,342,176 @ 7.0% cap · market cap 14.51%
Theoretical Best
Office A
$38.75M
$33.90M – $45.20M
NOI $2,712,179 @ 7.0% cap · market cap 29.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97321, OR
30,291
Population
11,790
Households
2.6
Avg Household Size
41
Median Age
38%
College-Educated
96%
High-School Grad
69.1 sq mi
ZIP Area
438
Density / Sq Mi
$95,687
Median Household Income
$45,963
Median Earnings
$1,264
Median Rent
$442,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Industrial campus with eight buildings, office and processing space, and dedicated rail spur plus truck scales.
Where is this flex space located?
The property is located at 30685 Highway 34 Albany, OR.
What is the asking price?
The asking price for this property is $9,250,000.
What are key features of this property?
This property features: 11.89‑acre limited industrial (LI) property with access to Highway 99 and I‑5 corridors; Eight functional buildings with warehouse, office, processing, and support improvements; Dedicated rail spur on‑site
