Remodeled Coffee Shop with
New
For Sale
$249,900
319 S 10TH St, Independence, OR 97351
CommercialSale, Independence, OR
Property Size934 SF
Lot Size0.20 Acres
Price / SF$267.56
Days on Market6
Property Features for 319 S 10TH St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CH
Directions
Left on Talmadge Rd, Right onto Monmouth- Independence Hwy, Right onto 10th St.
Subdivision
_167
Standard status
Active
APN
208383
Size
934 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
The Westerly 66.0 feet of Lots 7 and 8, Block 1, Patterson's Second Add to the town of Independence
Tax Annual Amount
2259
Legal Description
The Westerly 66.0 feet of Lots 7 and 8, Block 1, Patterson's Second Add to the town of Independence
Utilities
Heating system
Heat Pump (Heating)
Amenities
updated electrical
updated plumbing
new sheetrock
insulation
flooring
kitchenette
commercial parking lot
landscaping
heat pump
walk-up service access
office space
Building Details
Year built
1915
Floors in Building
1
Roof type
Shingle, Composition
Listing Agency:
Real Broker
(855) 450-0442
Listed By:
Joey McNamara
(360) 773-0000
Added: Sep 5
Changed: Sep 10
Last Checked: Sep 10 at 7:06AM
MLS# 637190428
Copyright © 2026 Regional Multiple Listing Services. 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.
This 934-square-foot coffee shop occupies a 0.2-acre site at 319 S 10TH St in Independence. The 1915 building has been remodeled with new sheetrock, insulation, flooring, a kitchenette, updated electrical and plumbing, and a heat pump. Interior features include a customer service counter, workspace, and a separate office area for administrative functions.
Customer access is supported by both a drive-through window and walk-up service point. The property also includes a commercial parking lot, landscaping, and a composition shingle roof. CH zoning is in place, and a small hotdog operator leases space onsite, providing an additional income component for the purchaser.
Customer access is supported by both a drive-through window and walk-up service point. The property also includes a commercial parking lot, landscaping, and a composition shingle roof. CH zoning is in place, and a small hotdog operator leases space onsite, providing an additional income component for the purchaser.
Key Highlights
- 934 square feet on a 0.2‑acre site
- Operational coffee shop with drive‑through window and walk‑up service access
- Remodeled with updated electrical, plumbing, insulation, flooring, and sheetrock
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
$12,912
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
5.17%
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%
$258,240
$258.2K
Cap Rate 7%
$184,457
$184.5K
Cap Rate 9%
$143,467
$143.5K
Market Conditions
NOI Build-Up for 934 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
$17.9K $19.20/SF
− Vacancy
−$717 −$0.77/SF
EGI
$17.2K $18.43/SF
− OpEx
−$4.3K −$4.61/SF
NOI
$12.9K $13.82/SF
Area
Polk County, OR
Vacancy
4.00%
Lease Rate
$19.20 /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%
$258,240
Cap Rate 7%
$184,457
Cap Rate 9%
$143,467
Alternative Uses
Best Use
Specialty Retail
$184.5K
$161.4K – $215.2K
NOI $12,912 @ 7.0% cap · market cap 5.17%
Second Best
Retail
$160.6K
$140.5K – $187.3K
NOI $11,239 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$248.0K
$217.0K – $289.3K
NOI $17,359 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
70k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 51%
Dining 36%
Groceries 13%
McDonald's
Dining
20,796 visits/mo
0.4 miles
Dollar Tree
Shops & Services
13,209 visits/mo
0.4 miles
Dollar General
Shops & Services
9,378 visits/mo
0.1 miles
Chevron
Shops & Services
9,216 visits/mo
0.4 miles
Grocery Outlet Bargain Market
Groceries
9,064 visits/mo
0.4 miles
Demographics for 97351, OR
11,292
Population
3,697
Households
3.1
Avg Household Size
34
Median Age
25%
College-Educated
89%
High-School Grad
52.3 sq mi
ZIP Area
216
Density / Sq Mi
$84,717
Median Household Income
$40,990
Median Earnings
$1,592
Median Rent
$357,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Coffee shop - Operational coffee shop with walk-up service, administrative space, and updated building systems in Independence.
Where is this coffee shop located?
The property is located at 319 S 10TH St Independence, OR.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 934 square feet on a 0.2‑acre site; Operational coffee shop with drive‑through window and walk‑up service access; Remodeled with updated electrical, plumbing, insulation, flooring, and sheetrock
