Building Details

Year Built 1948

Year Renovated 1998

Units 2

Tenancy Single

Listing Agency: Keller Williams Realty Southern Oregon m***@horizoncommercialrealty.com Show Phone

Listed By: Melissa Hayes · License #OR 201251085

Source: Crexi

Added: May 21 Changed: Aug 8 Last Checked: Jul 31 at 9:48AM

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Investment Insights

Based on property information with market context.

Located on US Hwy 199 (Redwood Hwy), this property benefits from high visibility, consistent traffic, and easy access as the last commercial stop before the California border. The sale includes the real estate, FF&E, and inventory. The approximately 3,125 SF main building features a full commercial kitchen, multiple walk-in refrigeration units, and a flexible interior layout. The property includes two fenced patios, one for dining and social seating, and another with a built-in stage suitable for live music, events, and entertainment. There is also a separate smaller unit for supplemental income or ancillary use, along with excess land area that supports future expansion, reconfiguration, or additional improvements (buyer to verify). This is a value-add opportunity with meaningful upside, where a new owner can enhance revenue, curb appeal, and overall positioning. The property is suitable for mixed-use, restaurant, and retail purposes.

Key Highlights

• Prime location on US Hwy 199 (Redwood Hwy) with high visibility and traffic.
• Includes real estate, FF&E, and inventory for immediate operation.
• Features a 3,125 SF main building with a full commercial kitchen and walk‑in refrigeration.

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

$34,535

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

8.88%

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%

$690,700 $690.7K

Cap Rate 7%

$493,357 $493.4K

Cap Rate 9%

$383,722 $383.7K

Market Conditions

NOI Build-Up for 3,850 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

$60.1K $15.60/SF

− Vacancy

−$4.8K −$1.25/SF

EGI

$55.3K $14.35/SF

− OpEx

−$20.7K −$5.38/SF

NOI

$34.5K $8.97/SF

Area

Josephine County, OR

Vacancy

8.00%

Lease Rate

$15.60 /SF/Yr

Expense Ratio

37.50%

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%

$690,700

Cap Rate 7%

$493,357

Cap Rate 9%

$383,722

Alternative Uses

Best Use

Specialty Retail

$626.8K

$548.5K – $731.3K (±1% cap)

NOI $43,877 @ 7.0% cap · market cap 11.28%

Second Best

Mixed Use

$493.4K

$431.7K – $575.6K (±1% cap)

NOI $34,535 @ 7.0% cap · market cap 8.88%

Theoretical Best

Office A

$872.9K

$763.8K – $1.02M (±1% cap)

NOI $61,106 @ 7.0% cap · market cap 15.71%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Intentional Creations Alternative Medicine Practice

Suggested Use

Top Pick Grocery & Convenience Store (Bike/Boat/Book/etc) Store Food Market Law Firm Bed & Breakfast Wine and Liquor Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

22

Businesses Nearby

Explore this area Business Placement

Demographics for 97534, OR

664

Population

520

Households

1.3

Avg Household Size

55

Median Age

21%

College-Educated

77%

High-School Grad

25.6 sq mi

ZIP Area

26

Density / Sq Mi

$30,231

Median Household Income

$20,457

Median Earnings

$257,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Commercial property with restaurant, retail, and expansion potential.

Where is this mixed-use property located?

The property is located at 33103 Redwood Hwy O Brien, OR.

What is the asking price?

The asking price for this property is $389,000.

What are key features of this property?

This property features: Prime location on US Hwy 199 (Redwood Hwy) with high visibility and traffic.; Includes real estate, FF&E, and inventory for immediate operation.; Features a **3,125 SF main building with a full commercial kitchen and walk‑in refrigeration.**