Four-Bay Automotive
For Sale
$325,000
452 SE MAIN St, Willamina, OR 97396
CommercialSale, Willamina, OR
Property Size3,000 SF
Lot Size0.42 Acres
Price / SF$108.33
Days on Market310
Property Features for 452 SE MAIN St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
View
Territorial
Directions
Hwy 18 to Willamina, Turns to Main St
Subdivision
_156
Special listing conditions
Short Sale
Standard status
Active
APN
240812
Size
3,000 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Description
LOTS 30, 31-33 IN GRABAR ADDITION
Tax Annual Amount
3456
Legal Description
LOTS 30, 31-33 IN GRABAR ADDITION
Utilities
Heating system
Forced Air
Building Details
Year built
1950
Floors in Building
1
Building materials
Block, Concrete
Listing Agency:
Bella Casa Real Estate Group
(503) 437-9005
Listed By:
Kristina Lookabill · License #980800006
(503) 515-6152
Added: Oct 21, 2025
Changed: Aug 25
Last Checked: Aug 26 at 3:06AM
MLS# 577351183
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 C-2 commercial property comprises two tax lots totaling 0.42 acres and includes a 3,000-square-foot automotive shop configuration with four bays and an office. The improvements are associated with a 1950 structure, with block and concrete construction and forced-air heating identified. A separate pad has stubbed utilities from a structure removed following a fire. Building conditions have not been verified, and the sale is court ordered; buyers are responsible for completing their own due diligence.
Highway frontage and access from Main, Barber, and Polk streets provide multiple points of entry. The property is positioned along a corridor carrying approximately 4,000 to 5,000 cars daily. C-2 zoning supports commercial use and allows all R-2 usage as stated in the property information.
Highway frontage and access from Main, Barber, and Polk streets provide multiple points of entry. The property is positioned along a corridor carrying approximately 4,000 to 5,000 cars daily. C-2 zoning supports commercial use and allows all R-2 usage as stated in the property information.
Key Highlights
- 0.42 acres across two tax lots
- 3,000‑square‑foot automotive shop configuration with 4 bays and office
- 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
5.79%
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 11.05%
Second Best
Industrial
$269.0K
$235.4K – $313.8K
NOI $18,829 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$809.8K
$708.6K – $944.7K
NOI $56,684 @ 7.0% cap · market cap 17.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
17k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 49%
Groceries 38%
Home Improvements & Furnishings 14%
Dollar General
Shops & Services
8,526 visits/mo
0.4 miles
Willamina IGA
Groceries
6,584 visits/mo
0.2 miles
Skyberg's Lumber & Hardware
Home Improvements & Furnishings
2,363 visits/mo
0.2 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 commercial property with office space, highway frontage, and access from three 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 $325,000.
What are key features of this property?
This property features: 0.42 acres across two tax lots; 3,000‑square‑foot automotive shop configuration with 4 bays and office; C‑2 zoning allows all R‑2 usage
