Automotive Property with Highway
For Sale
$340,000
452 SE Main St, Willamina, OR 97396
C-2 zoning permits all R-2 usage, with access from Main, Barber, and Polk streets.
Property Size3,000 SF
Lot Size0.42 Acres
Price / SF$113.33
Days on Market30
Property Features for 452 SE Main St
General Information
Standard status
Active
Size
3,000 SF
Lot size
0.42 Acres
Zoning
C-2
Site & Location
Traffic Count
5,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Land Use
commercial
Service Bays
4
Building Details
Year Built
1950
Buildings
1
Listing Agency:
Bella Casa Real Estate Group
(503) 437-9005
Listed By:
Kristina Lookabill · License #980800006
Source:
Wisser
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 29 at 10:31AM
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 Bella Casa Real Estate Group
Investment Insights
Based on property information with market context.
This commercial automotive property comprises two tax lots totaling 0.42 acres. The site has highway frontage, commercial zoning, and a paved pad with utility stubs remaining from a prior structure. The property information also identifies a four-bay automotive shop with office space, although building conditions require buyer investigation.
Access is available from Main, Barber, and Polk streets. Traffic volume is reported at approximately 4,000 to 5,000 cars daily. The C-2 designation allows all R-2 usage. The sale is court ordered, and the buyer is responsible for completing due diligence regarding the property and any improvements.
Access is available from Main, Barber, and Polk streets. Traffic volume is reported at approximately 4,000 to 5,000 cars daily. The C-2 designation allows all R-2 usage. The sale is court ordered, and the buyer is responsible for completing due diligence regarding the property and any improvements.
Key Highlights
- 0.42 acres across two tax lots
- Highway frontage with access from Main, Barber, and Polk streets
- C‑2 zoning allows all R‑2 usage
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
$18,829
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
5.54%
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%
$376,580
$376.6K
Cap Rate 7%
$268,986
$269.0K
Cap Rate 9%
$209,211
$209.2K
Market Conditions
NOI Build-Up for 3,000 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
$28.8K $9.60/SF
− Vacancy
−$1.9K −$0.63/SF
EGI
$26.9K $8.97/SF
− OpEx
−$8.1K −$2.69/SF
NOI
$18.8K $6.28/SF
Area
Yamhill County, OR
Vacancy
6.60%
Lease Rate
$9.60 /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%
$376,580
Cap Rate 7%
$268,986
Cap Rate 9%
$209,211
Alternative Uses
Best Use
Retail
$513.0K
$448.9K – $598.5K
NOI $35,910 @ 7.0% cap · market cap 10.56%
Second Best
Industrial
$269.0K
$235.4K – $313.8K
NOI $18,829 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$809.8K
$708.6K – $944.7K
NOI $56,684 @ 7.0% cap · market cap 16.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
5,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
9k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 74%
Home Improvements & Furnishings 26%
Willamina IGA
Groceries
6,584 visits/mo
0.3 miles
Skyberg's Lumber & Hardware
Home Improvements & Furnishings
2,363 visits/mo
0.3 miles
Demographics for 97396, OR
3,426
Population
1,473
Households
2.3
Avg Household Size
40
Median Age
10%
College-Educated
94%
High-School Grad
54.6 sq mi
ZIP Area
63
Density / Sq Mi
$52,857
Median Household Income
$42,217
Median Earnings
$1,104
Median Rent
$324,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Willamina Automotive — 452 Main St, Willamina, OR 97396
Frequently Asked Questions
What type of property is this?
Auto shop - C-2 zoning permits all R-2 usage, with access from Main, Barber, and Polk streets.
Where is this auto shop located?
The property is located at 452 SE Main St Willamina, OR.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 0.42 acres across two tax lots; Highway frontage with access from Main, Barber, and Polk streets; C‑2 zoning allows all R‑2 usage
