Highway 101 Mixed-Use
For Sale
$280,000
470 Highway 101, Florence, OR 97439
Flexible commercial building with an open main-level layout and a separately accessible upper floor for future buildout.
Property Size800 SF
Price / SF$350
Days on Market30
Property Features for 470 Highway 101
General Information
Standard status
Active
Size
800 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1950
Buildings
1
Stories
2
Listing Agency:
Hybrid Real Estate
(541) 343-0322
Listed By:
Heather Tipler
Source:
Wisser
Added: Jul 31
Changed: Aug 28
Last Checked: Aug 26 at 6:42AM
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 Hybrid Real Estate
Investment Insights
Based on property information with market context.
Built in 1950, this mixed-use commercial building combines an open main level of approximately 3,174 square feet with an unfinished upper floor. The main level offers a flexible interior layout, while the second floor has been cleared and prepared for customization. A separate exterior entrance serves the upper level, which also includes plumbing and electrical stub-ins for a future residential unit, office suites, or combined configuration.
Recent property improvements include a newer membrane roof and substantial electrical panel upgrades. The building fronts Highway 101 in Florence, providing direct corridor exposure and convenient access for both drivers and pedestrians. The property may also be acquired with the neighboring 478 Highway 101 location as part of a package.
Recent property improvements include a newer membrane roof and substantial electrical panel upgrades. The building fronts Highway 101 in Florence, providing direct corridor exposure and convenient access for both drivers and pedestrians. The property may also be acquired with the neighboring 478 Highway 101 location as part of a package.
Key Highlights
- Approximately 3,174 SF on the main level
- Upper floor has a separate exterior entrance
- Upper level includes pre‑installed plumbing and electrical stub‑ins
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
$10,256
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
3.66%
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%
$205,120
$205.1K
Cap Rate 7%
$146,514
$146.5K
Cap Rate 9%
$113,956
$114.0K
Market Conditions
NOI Build-Up for 800 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
$15.8K $19.80/SF
− Vacancy
−$1.2K −$1.49/SF
EGI
$14.7K $18.32/SF
− OpEx
−$4.4K −$5.49/SF
NOI
$10.3K $12.82/SF
Area
Lane County, OR
Vacancy
7.50%
Lease Rate
$19.80 /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%
$205,120
Cap Rate 7%
$146,514
Cap Rate 9%
$113,956
Alternative Uses
Best Use
Retail
$146.5K
$128.2K – $170.9K
NOI $10,256 @ 7.0% cap · market cap 3.66%
Second Best
Mixed Use
$115.7K
$101.3K – $135.0K
NOI $8,100 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$202.4K
$177.1K – $236.1K
NOI $14,167 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
69k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 40%
Groceries 39%
Dining 17%
Apparel 2%
Safeway
Groceries
27,037 visits/mo
0.2 miles
7-Eleven
Shops & Services
8,924 visits/mo
0.3 miles
Dollar Tree
Shops & Services
8,753 visits/mo
0.3 miles
Circle K
Shops & Services
6,762 visits/mo
0.3 miles
SUBWAY
Dining
4,522 visits/mo
0.3 miles
Demographics for 97439, OR
15,634
Population
9,056
Households
1.7
Avg Household Size
62
Median Age
27%
College-Educated
92%
High-School Grad
168.3 sq mi
ZIP Area
93
Density / Sq Mi
$58,576
Median Household Income
$36,146
Median Earnings
$1,164
Median Rent
$364,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial building with an open main-level layout and a separately accessible upper floor for future buildout.
Where is this mixed-use property located?
The property is located at 470 Highway 101 Florence, OR.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Approximately 3,174 SF on the main level; Upper floor has a separate exterior entrance; Upper level includes pre‑installed plumbing and electrical stub‑ins
