Coastal Commercial Storefront
New
For Sale
$80,000
465 BEACH Blvd, Winchester Bay, OR 97467
CommercialSale, WinchesterBay, OR
Property Size360 SF
Lot Size0.03 Acres
Price / SF$222.22
Days on Market3
Property Features for 465 BEACH Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
WOCT
View
River
Directions
Highway 101 to Salmon Harbor Dr, R on Beach Blvd to building on left across from Double D Restaurant
Subdivision
_265
Standard status
Active
APN
R51707
Size
360 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Description
TRACT LEASED PORTION (1325 SQ FT), ACRES 0.03 Map# 22-12W-07BD-10100-A6
Tax Annual Amount
464
Legal Description
TRACT LEASED PORTION (1325 SQ FT), ACRES 0.03 Map# 22-12W-07BD-10100-A6
Utilities
Heating system
Zoned
Water front
1
Building Details
Year built
1988
Floors in Building
1
Building materials
CementSiding
Roof type
Composition
Listing Agency:
eXp Realty, LLC
(888) 814-9613
Listed By:
Alexander Kaneen
(503) 957-5677
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 3 at 5:06AM
MLS# 547203422
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 360-square-foot commercial storefront is offered as a building-only sale, with no land or existing business included. Constructed in 1988, the property features cement siding, a composition roof, and zoned heating. Any interest in business assets or inventory would need to be handled separately.
The building is located in Winchester Bay, where the Umpqua River meets the Pacific Ocean, within a coastal setting of dunes, forests, beaches, and lakes. The land is owned and leased by Douglas County and overseen by Salmon Harbor Marina. Before purchase, the buyer must obtain an approved marina lease and submit a business plan meeting WOCT (Water-Oriented Tourist Commercial) zoning criteria. The current lease provides for a 3% annual increase.
The building is located in Winchester Bay, where the Umpqua River meets the Pacific Ocean, within a coastal setting of dunes, forests, beaches, and lakes. The land is owned and leased by Douglas County and overseen by Salmon Harbor Marina. Before purchase, the buyer must obtain an approved marina lease and submit a business plan meeting WOCT (Water-Oriented Tourist Commercial) zoning criteria. The current lease provides for a 3% annual increase.
Key Highlights
- 360‑square‑foot commercial storefront offered as a building‑only sale
- Land is owned and leased by Douglas County; Salmon Harbor Marina oversees the property
- Buyer must secure an approved marina lease before purchase
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
$4,287
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
5.36%
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%
$85,740
$85.7K
Cap Rate 7%
$61,243
$61.2K
Cap Rate 9%
$47,633
$47.6K
Market Conditions
NOI Build-Up for 360 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
$6.5K $18.00/SF
− Vacancy
−$356 −$0.99/SF
EGI
$6.1K $17.01/SF
− OpEx
−$1.8K −$5.10/SF
NOI
$4.3K $11.91/SF
Area
Douglas County, OR
Vacancy
5.50%
Lease Rate
$18.00 /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%
$85,740
Cap Rate 7%
$61,243
Cap Rate 9%
$47,633
Alternative Uses
Best Use
Retail
$61.2K
$53.6K – $71.5K
NOI $4,287 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$62.3K
$54.5K – $72.7K
NOI $4,362 @ 7.0% cap · market cap 5.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97467, OR
5,602
Population
2,816
Households
2
Avg Household Size
53
Median Age
14%
College-Educated
93%
High-School Grad
327.9 sq mi
ZIP Area
17
Density / Sq Mi
$58,333
Median Household Income
$41,441
Median Earnings
$750
Median Rent
$224,100
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?
Storefront property - Compact commercial building subject to marina lease approval and WOCT zoning requirements.
Where is this storefront property located?
The property is located at 465 BEACH Blvd Winchester Bay, OR.
What is the asking price?
The asking price for this property is $80,000.
What are key features of this property?
This property features: 360‑square‑foot commercial storefront offered as a building‑only sale; Land is owned and leased by Douglas County; Salmon Harbor Marina oversees the property; Buyer must secure an approved marina lease before purchase
