Restaurant Property with Full-Service
New
For Sale
$380,000
33103 Redwood Highway, O Brien, OR 97534
Commercial Sale, O'Brien, OR
Property Size3,875 SF
Lot Size2.02 Acres
Price / SF$98.06
Days on Market6
Property Features for 33103 Redwood Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Rc; Rural Comm
Window features
Double Pane Windows, Aluminum Frames
Interior features
Ceiling Fan(s)
Lot features
Level
Standard status
Active
APN
R332695
Size
3,875 SF
Lot size
2.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2479
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating), Ductless (Heating)
Cooling system
Heat Pump, Ductless
Water source
Well
Amenities
full-service bar
beer garden
live music and events space
kitchenette
half bath
Building Details
Year built
1948
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Tile, Vinyl, Carpet
Building materials
Frame
Roof type
Composition, Metal
Additional Structures
Gazebo
Listing Agency:
RE/MAX Integrity · RE/MAX International
(541) 770-3325
Listed By:
Karla Jefferson · License #201221150
(541) 941-3719
Added: Sep 7
Changed: Sep 8
Last Checked: Sep 12 at 5:06AM
MLS# 220228342
Copyright © 2026 Oregon Data Share. 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 restaurant property includes a 3,125 SF main building with a full commercial kitchen, walk-in refrigerators, a full-service bar, and two fenced patios. The improvements also include a beer garden area described for live music and events, with FF&E included for the restaurant and bar. A newer 750 SF secondary unit provides a kitchenette and half bath.
The property encompasses 2.02 acres along Redwood Highway, also identified as Hwy 199, in O'Brien, Oregon. Building systems include heat pump and ductless heating and cooling, while water service is provided by a well and wastewater service by a septic tank. The 1948 frame building has hardwood, tile, vinyl, and carpet flooring, with composition and metal roofing.
The property encompasses 2.02 acres along Redwood Highway, also identified as Hwy 199, in O'Brien, Oregon. Building systems include heat pump and ductless heating and cooling, while water service is provided by a well and wastewater service by a septic tank. The 1948 frame building has hardwood, tile, vinyl, and carpet flooring, with composition and metal roofing.
Key Highlights
- 2.02‑acre property along Redwood Highway, also identified as Hwy 199
- 3,125 SF main building with full commercial kitchen and full‑service bar
- Walk‑in refrigerators, two fenced patios, and beer garden area
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
$23,966
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
6.31%
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%
$479,320
$479.3K
Cap Rate 7%
$342,371
$342.4K
Cap Rate 9%
$266,289
$266.3K
Market Conditions
NOI Build-Up for 3,875 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
$36.7K $9.48/SF
− Vacancy
−$2.5K −$0.64/SF
EGI
$34.2K $8.84/SF
− OpEx
−$10.3K −$2.65/SF
NOI
$24.0K $6.18/SF
Area
Josephine County, OR
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$479,320
Cap Rate 7%
$342,371
Cap Rate 9%
$266,289
Alternative Uses
Best Use
Specialty Retail
$630.9K
$552.0K – $736.0K
NOI $44,162 @ 7.0% cap · market cap 11.62%
Second Best
Industrial
$342.4K
$299.6K – $399.4K
NOI $23,966 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$878.6K
$768.8K – $1.03M
NOI $61,503 @ 7.0% cap · market cap 16.19%
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
23
Businesses Nearby
Well-served
Demand for This Use
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant and bar improvements include a commercial kitchen, walk-in refrigeration, patios, and a separate kitchenette unit.
Where is this conventional restaurant located?
The property is located at 33103 Redwood Highway O Brien, OR.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: 2.02‑acre property along Redwood Highway, also identified as Hwy 199; 3,125 SF main building with full commercial kitchen and full‑service bar; Walk‑in refrigerators, two fenced patios, and beer garden area
