Highway Mixed-Use
For Sale
$280,000
470 HIGHWAY 101, Florence, OR 97439
CommercialSale, Florence, OR
Property Size800 SF
Lot Size0.11 Acres
Price / SF$350
Days on Market141
Property Features for 470 HIGHWAY 101
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MSA
Directions
Hwy 101 roughly center of Florence
Subdivision
_228
Standard status
Active
APN
0801314
Size
800 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
18-12-27-44-11800
Tax Annual Amount
2058
Legal Description
18-12-27-44-11800
Building Details
Year built
1950
Floors in Building
2
Building materials
Brick
Roof type
Membrane
Listing Agency:
Hybrid Real Estate
(541) 343-0322
Listed By:
Heather Tipler
(541) 844-8425
Added: Apr 8
Changed: Aug 17
Last Checked: Aug 26 at 3:06AM
MLS# 764501795
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 brick mixed-use property in Florence offers a flexible commercial layout with an open main level and an unfinished upper floor. The second level has its own exterior entrance, along with pre-installed plumbing and electrical stub-ins for future buildout. The configuration can accommodate office, retail, restaurant, medical, wellness, or combined commercial and residential concepts, subject to applicable requirements.
Positioned along Highway 101, the property is near established businesses and residential areas in Florence. Recent property improvements include a membrane roof, a cleared and prepared upper level, and upgrades to the electrical panel. MSA zoning is identified for the property, and the site encompasses 0.11 acres. The property may also be acquired with the neighboring 478 Hwy 101 location as part of a package.
Positioned along Highway 101, the property is near established businesses and residential areas in Florence. Recent property improvements include a membrane roof, a cleared and prepared upper level, and upgrades to the electrical panel. MSA zoning is identified for the property, and the site encompasses 0.11 acres. The property may also be acquired with the neighboring 478 Hwy 101 location as part of a package.
Key Highlights
- Mixed‑use property along Highway 101 in Florence
- 0.11‑acre site with MSA zoning
- Upper level has a dedicated exterior entrance
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
$11,082
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
3.96%
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%
$221,640
$221.6K
Cap Rate 7%
$158,314
$158.3K
Cap Rate 9%
$123,133
$123.1K
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
$17.8K $22.20/SF
− Vacancy
−$3.0K −$3.73/SF
EGI
$14.8K $18.47/SF
− OpEx
−$3.7K −$4.62/SF
NOI
$11.1K $13.85/SF
Area
Lane County, OR
Vacancy
16.80%
Lease Rate
$22.20 /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%
$221,640
Cap Rate 7%
$158,314
Cap Rate 9%
$123,133
Alternative Uses
Best Use
Office B
$158.3K
$138.5K – $184.7K
NOI $11,082 @ 7.0% cap · market cap 3.96%
Second Best
Retail
$146.5K
$128.2K – $170.9K
NOI $10,256 @ 7.0% cap · market cap 3.66%
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
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick commercial property with a configurable upper level and separate exterior entrance.
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: Mixed‑use property along Highway 101 in Florence; 0.11‑acre site with MSA zoning; Upper level has a dedicated exterior entrance
