Two-Story Mixed-Use
For Sale
$549,000
Pending
48553 Highway 101, Bandon, OR 97411
Flexible commercial layout with office, workspace, loft, and two bathrooms.
Property Size2,480 SF
Lot Size6.88 Acres
Days on Market320
Property Features for 48553 Highway 101
General Information
Standard status
Pending
Size
2,480 SF
Lot size
6.88 Acres
Additional Details
Utilities to Site
Yes
Land Use
commercial
Building Details
Buildings
1
Stories
2
Building Size
2,480 SF
Listing Agency:
Pacific Properties
(541) 297-2427
Listed By:
Daniel Cirigliano · License #860300216
(541) 297-2427
Source:
Exprealty
Added: Sep 24, 2025
Changed: Jul 31
Last Checked: Aug 9 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 Pacific Properties
Investment Insights
Based on property information with market context.
Located at 48553 Highway 101 south of Bandon, this 6.88-acre mixed-use property includes a 2,480-square-foot, two-story commercial building. The building was designed by the current owner and used as a creative work studio, with expansive office and workspace areas, a large upstairs loft, and two bathrooms. Three-phase electric power supports the building, while original floor plans and blueprints are available for review.
Property updates include a new roof installed in 2022 and a new well installed in August 2023. The property is a few miles from the proposed Wild Rivers Golf Course, a planned development connected to Bandon Dunes Golf Resort. Its acreage, existing commercial improvements, and adaptable interior layout support a range of potential mixed-use configurations.
Property updates include a new roof installed in 2022 and a new well installed in August 2023. The property is a few miles from the proposed Wild Rivers Golf Course, a planned development connected to Bandon Dunes Golf Resort. Its acreage, existing commercial improvements, and adaptable interior layout support a range of potential mixed-use configurations.
Key Highlights
- 6.88‑acre property at 48553 Highway 101, south of Bandon
- 2,480‑square‑foot, two‑story commercial building
- Large upstairs loft with expansive office and workspace areas
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
$23,034
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
4.20%
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%
$460,680
$460.7K
Cap Rate 7%
$329,057
$329.1K
Cap Rate 9%
$255,933
$255.9K
Market Conditions
NOI Build-Up for 2,480 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
$35.7K $14.40/SF
− Vacancy
−$5.0K −$2.02/SF
EGI
$30.7K $12.38/SF
− OpEx
−$7.7K −$3.10/SF
NOI
$23.0K $9.29/SF
Area
Coos County, OR
Vacancy
14.00%
Lease Rate
$14.40 /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%
$460,680
Cap Rate 7%
$329,057
Cap Rate 9%
$255,933
Alternative Uses
Best Use
Office B
$329.1K
$287.9K – $383.9K
NOI $23,034 @ 7.0% cap · market cap 4.20%
Second Best
Mixed Use
$317.8K
$278.1K – $370.8K
NOI $22,246 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$449.0K
$392.8K – $523.8K
NOI $31,427 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
Explore this area
Business Placement
Demographics for 97411, OR
7,572
Population
4,396
Households
1.7
Avg Household Size
59
Median Age
27%
College-Educated
95%
High-School Grad
128.6 sq mi
ZIP Area
59
Density / Sq Mi
$48,476
Median Household Income
$27,375
Median Earnings
$920
Median Rent
$425,800
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 - Flexible commercial layout with office, workspace, loft, and two bathrooms.
Where is this mixed-use property located?
The property is located at 48553 Highway 101 Bandon, OR.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 6.88‑acre property at 48553 Highway 101, south of Bandon; 2,480‑square‑foot, two‑story commercial building; Large upstairs loft with expansive office and workspace areas
