Industrial
New
For Sale
$3,600,000
4195 Salem Industrial Dr NE, Salem, OR 97301
Existing industrial improvements date to 1965.
Property Size25,797 SF
Days on Market4
Property Features for 4195 Salem Industrial Dr NE
General Information
Standard status
Active
Size
25,797 SF
Property subtype
Industrial
Building Details
Building Size
25,797 SF
Year Built
1965
Listing Agency:
Capacity Commercial Group
Listed By:
Nick Williams, CCIM · License #201230204
(503) 569-4449
Source:
Buildout
Added: Sep 1
Last Checked: Sep 4 at 3:17AM
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 Capacity Commercial Group
Investment Insights
Based on property information with market context.
This industrial property was constructed in 1965 and is offered for sale. The source information identifies the asset as an industrial property without providing additional details about building size, layout, equipment, or site features.
The property is located at 4195 Salem Industrial Dr NE in Salem, Oregon, with a 97301 ZIP Code.
The property is located at 4195 Salem Industrial Dr NE in Salem, Oregon, with a 97301 ZIP Code.
Key Highlights
- 1965 construction year
- Industrial property at 4195 Salem Industrial Dr NE
- Located in Salem, OR 97301
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
$274,970
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
7.64%
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%
$5,499,400
$5.5M
Cap Rate 7%
$3,928,143
$3.9M
Cap Rate 9%
$3,055,222
$3.1M
Market Conditions
NOI Build-Up for 25,797 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
$340.5K $13.20/SF
− Vacancy
−$17.0K −$0.66/SF
EGI
$323.5K $12.54/SF
− OpEx
−$48.5K −$1.88/SF
NOI
$275.0K $10.66/SF
Area
Salem, OR
Vacancy
5.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
15.00%
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%
$5,499,400
Cap Rate 7%
$3,928,143
Cap Rate 9%
$3,055,222
Alternative Uses
Best Use
Warehouse
$3.93M
$3.44M – $4.58M
NOI $274,970 @ 7.0% cap · market cap 7.64%
Second Best
Industrial
$3.53M
$3.09M – $4.12M
NOI $247,032 @ 7.0% cap · market cap 6.86%
Theoretical Best
Office A
$6.85M
$5.99M – $7.99M
NOI $479,453 @ 7.0% cap · market cap 13.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 97301, OR
56,393
Population
21,419
Households
2.6
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
11.3 sq mi
ZIP Area
4,991
Density / Sq Mi
$57,497
Median Household Income
$33,220
Median Earnings
$1,197
Median Rent
$310,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Existing industrial improvements date to 1965.
Where is this industrial property located?
The property is located at 4195 Salem Industrial Dr NE Salem, OR.
What is the asking price?
The asking price for this property is $3,600,000.
What are key features of this property?
This property features: 1965 construction year; Industrial property at 4195 Salem Industrial Dr NE; Located in Salem, OR 97301
