Industrial Building with Fenced
New
For Sale
$605,000
4195 Silverton Rd NE, Salem, OR 97305
Adjacent fenced yard supports outdoor storage, equipment, and operational use.
Property Size3,812 SF
Lot Size0.67 Acres
Price / SF$158.71
Days on Market3
Property Features for 4195 Silverton Rd NE
General Information
Standard status
Active
Size
3,812 SF
Lot size
0.67 Acres
Property subtype
Industrial
Zoning
CG & RL
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Asking Price
$605,000
Building Details
Building Size
3,812 SF
Year Built
1953
Buildings
1
Listing Agency:
(503) 370-2581
Listed By:
Terry Hancock, SIOR
Source:
Hancockre
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 16 at 4:52AM
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 Terry Hancock, SIOR
Investment Insights
Based on property information with market context.
Built in 1953, this 3,812 SF industrial building includes an adjacent fenced yard that can accommodate outdoor storage, equipment, and operational activities. The property provides a combination of enclosed industrial space and secured exterior area at 4195 Silverton Rd NE in Salem.
County zoning includes Commercial General (CG) and Residential Low Density (RL). The dual designations support evaluation of current or alternative uses, subject to applicable zoning requirements. The site encompasses 0.67 acres and may suit an owner-user, investor, or developer assessing industrial operations and future site options.
County zoning includes Commercial General (CG) and Residential Low Density (RL). The dual designations support evaluation of current or alternative uses, subject to applicable zoning requirements. The site encompasses 0.67 acres and may suit an owner-user, investor, or developer assessing industrial operations and future site options.
Key Highlights
- 3,812 SF industrial building constructed in 1953
- Adjacent fenced yard for outdoor storage, equipment, or operations
- 0.67‑acre site at 4195 Silverton Rd NE, Salem, OR 97305
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
$36,504
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
6.03%
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%
$730,080
$730.1K
Cap Rate 7%
$521,486
$521.5K
Cap Rate 9%
$405,600
$405.6K
Market Conditions
NOI Build-Up for 3,812 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
$54.9K $14.40/SF
− Vacancy
−$2.7K −$0.72/SF
EGI
$52.1K $13.68/SF
− OpEx
−$15.6K −$4.10/SF
NOI
$36.5K $9.58/SF
Area
Salem, OR
Vacancy
5.00%
Lease Rate
$14.40 /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%
$730,080
Cap Rate 7%
$521,486
Cap Rate 9%
$405,600
Alternative Uses
Best Use
Industrial
$521.5K
$456.3K – $608.4K
NOI $36,504 @ 7.0% cap · market cap 6.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$885.6K – $1.18M
NOI $70,848 @ 7.0% cap · market cap 11.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
699
Businesses Nearby
Explore this area
Business Placement
Demographics for 97305, OR
44,535
Population
15,219
Households
2.9
Avg Household Size
33
Median Age
16%
College-Educated
77%
High-School Grad
47.2 sq mi
ZIP Area
944
Density / Sq Mi
$64,581
Median Household Income
$32,554
Median Earnings
$1,386
Median Rent
$339,100
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 - Adjacent fenced yard supports outdoor storage, equipment, and operational use.
Where is this industrial property located?
The property is located at 4195 Silverton Rd NE Salem, OR.
What is the asking price?
The asking price for this property is $605,000.
What are key features of this property?
This property features: 3,812 SF industrial building constructed in 1953; Adjacent fenced yard for outdoor storage, equipment, or operations; 0.67‑acre site at 4195 Silverton Rd NE, Salem, OR 97305
