Mixed-Use Property with Attached
For Sale
$1,150,000
4432 CARNES Rd, Roseburg, OR 97471
CommercialSale, Roseburg, OR
Property Size4,371 SF
Lot Size0.65 Acres
Price / SF$263.10
Days on Market8
Property Features for 4432 CARNES Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Directions
I-5 exit 119, Right on Carnes Rd, Griff's Market on corner of carnes and Del Mar Dr
Subdivision
_259
Standard status
Active
APN
R36617
Size
4,371 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Description
TRACT M&B V218 P30, ACRES 0.65
Tax Annual Amount
3398
Legal Description
TRACT M&B V218 P30, ACRES 0.65
Utilities
Heating system
Zoned
Cooling system
Wall Unit(s)
Amenities
walk-in cooler
beverage coolers
ice machine
lottery sales area
storage space
covered patio
fenced yard
attached garage
workshop
Building Details
Year built
1953
Floors in Building
1
Building materials
T111Siding
Roof type
Composition, Membrane
Listing Agency:
RE/MAX Integrity · RE/MAX International
(541) 673-3272
Listed By:
Jennifer Cox · License #242291
(541) 580-7737
Added: Aug 19
Last Checked: Aug 26 at 12:06AM
MLS# 489746364
Copyright © 2026 Regional Multiple Listing Services. 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 C2-zoned mixed-use property includes a 4,371-square-foot commercial building on approximately 0.65 acres, currently operated as Griff's Mini Market. The retail area is equipped with a drive-thru, 10-door walk-in cooler, beverage coolers, ice machine, lottery sales area, substantial storage, and operating fixtures. The building was constructed in 1953 and has zoned heating and wall-unit cooling.
An attached two-bedroom, one-bath residence provides a large living room, oversized kitchen, second living area, covered patio, and fenced yard. The property also includes an attached 2-car garage with workshop, on-site parking, and recent roofing on the home and garage. The location is 4432 Carnes Rd in Roseburg, Oregon, within Douglas County.
An attached two-bedroom, one-bath residence provides a large living room, oversized kitchen, second living area, covered patio, and fenced yard. The property also includes an attached 2-car garage with workshop, on-site parking, and recent roofing on the home and garage. The location is 4432 Carnes Rd in Roseburg, Oregon, within Douglas County.
Key Highlights
- Approximately 0.65 acres with a 4,371‑square‑foot mixed‑use building
- Currently operated as Griff's Mini Market with an on‑site drive‑thru
- 10‑door walk‑in cooler, beverage coolers, ice machine, lottery sales area, and storage
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
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
83k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Shops & Services 32%
Groceries 13%
McDonald's
Dining
22,887 visits/mo
0.4 miles
Dutch Bros. Coffee
Dining
17,559 visits/mo
0.3 miles
Chevron
Shops & Services
15,579 visits/mo
0.4 miles
Ray's Food Place
Groceries
10,993 visits/mo
0.3 miles
Dollar General
Shops & Services
10,961 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned commercial property combines a mini market, drive-thru service, and an attached two-bedroom residence.
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: Approximately 0.65 acres with a 4,371‑square‑foot mixed‑use building; Currently operated as Griff's Mini Market with an on‑site drive‑thru; 10‑door walk‑in cooler, beverage coolers, ice machine, lottery sales area, and storage
