Mixed-Use Property with Mini
For Sale
$1,150,000
4432 Carnes Rd, Roseburg, OR 97471
Retail space and an attached two-bedroom residence support an integrated commercial and residential layout.
Property Size4,371 SF
Price / SF$263.10
Days on Market40
Property Features for 4432 Carnes Rd
General Information
Standard status
Active
Size
4,371 SF
Property subtype
Commercial
Additional Details
Drive-Thru
Yes
Amenities
10-door walk-in cooler
Pepsi coolers
Coke coolers
energy drink coolers
ice machine
large storage area
gas heat
stainless 3-tub wash sink
covered patio
fenced yard
2-car garage with workshop
Building Details
Year Built
1953
Listing Agency:
RE/MAX Integrity
(541) 673-4417
Listed By:
Jennifer Cox
Source:
Vieweugenerealestate
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 28 at 9:12PM
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 RE/MAX Integrity
Investment Insights
Based on property information with market context.
This 4,371-square-foot mixed-use property combines a retail mini mart with an attached two-bedroom, one-bath residence. The home includes a large living room, oversized kitchen, second living room, covered patio, and fenced yard. An attached two-car garage with workshop adds storage and project space, while the house and garage have new roofs.
The retail component includes a drive-thru, 10-door walk-in cooler, 5 Pepsi coolers, 2 Coke coolers, 3 energy drink coolers, an ice machine, lottery sales, soft drinks, and a large storage area. Gas heat and a stainless 3-tub wash sink support the existing setup. Built in 1953, the property is located at 4432 Carnes Rd in Roseburg, Oregon.
The retail component includes a drive-thru, 10-door walk-in cooler, 5 Pepsi coolers, 2 Coke coolers, 3 energy drink coolers, an ice machine, lottery sales, soft drinks, and a large storage area. Gas heat and a stainless 3-tub wash sink support the existing setup. Built in 1953, the property is located at 4432 Carnes Rd in Roseburg, Oregon.
Key Highlights
- 4,371‑square‑foot mixed‑use building with retail space and an attached residence
- Two‑bedroom, 1‑bath home with two living rooms, oversized kitchen, covered patio, and fenced yard
- Retail area includes a drive‑thru and 10‑door walk‑in cooler
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
$52,957
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
4.60%
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%
$1,059,140
$1.1M
Cap Rate 7%
$756,529
$756.5K
Cap Rate 9%
$588,411
$588.4K
Market Conditions
NOI Build-Up for 4,371 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
$74.5K $17.04/SF
− Vacancy
−$3.9K −$0.89/SF
EGI
$70.6K $16.15/SF
− OpEx
−$17.7K −$4.04/SF
NOI
$53.0K $12.12/SF
Area
Douglas County, OR
Vacancy
5.20%
Lease Rate
$17.04 /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%
$1,059,140
Cap Rate 7%
$756,529
Cap Rate 9%
$588,411
Alternative Uses
Best Use
Specialty Retail
$756.5K
$662.0K – $882.6K
NOI $52,957 @ 7.0% cap · market cap 4.60%
Second Best
Retail
$743.5K
$650.6K – $867.4K
NOI $52,045 @ 7.0% cap · market cap 4.53%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 97471, OR
30,900
Population
13,356
Households
2.3
Avg Household Size
48
Median Age
24%
College-Educated
93%
High-School Grad
182.0 sq mi
ZIP Area
170
Density / Sq Mi
$70,765
Median Household Income
$40,926
Median Earnings
$1,099
Median Rent
$326,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail space and an attached two-bedroom residence support an integrated commercial and residential layout.
Where is this mixed-use property located?
The property is located at 4432 Carnes Rd Roseburg, OR.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 4,371‑square‑foot mixed‑use building with retail space and an attached residence; Two‑bedroom, 1‑bath home with two living rooms, oversized kitchen, covered patio, and fenced yard; Retail area includes a drive‑thru and 10‑door walk‑in cooler
