Highway Live-Work
New
For Sale
$679,000
49045 Highway 101, Bandon, OR 97411
Updated commercial space combines a flexible storefront, office area, apartment, and on-site residence with dedicated parking.
Property Size4,082 SF
Lot Size1.03 Acres
Price / SF$166.34
Days on Market5
Property Features for 49045 Highway 101
General Information
Standard status
Active
Size
4,082 SF
Total Parking Spaces
15
Lot size
1.03 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
circular drive
hot tub
wood-burning stove
stacked washer/dryer
Building Details
Year Built
1950
Listing Agency:
Beach Loop Realty
(541) 347-1800
Listed By:
Dawn Holthouser
Source:
Veraanneinternational
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 28 at 7:13PM
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 Beach Loop Realty
Investment Insights
Based on property information with market context.
This live-work property contains 4,082 SF across 1,450 SF of storefront space and 2,632 SF of living area. The commercial portion includes a versatile storefront, office area, circular-drive access, and 15 dedicated parking spaces. A loft-style apartment provides a bedroom area, full bath, stacked washer/dryer, and separate living space. The attached residence includes 2 bedrooms, 1 bath, a great room, vaulted ceilings, and a wood-burning stove.
The property occupies approximately 1.03 acres along Highway 101 with 295 feet of frontage. Bradley Lake is 1 mile away, and Bandon Crossing Golf Course is 2 miles south. Recent property improvements include water tanks, a pump, hot tub, and gravel.
The property occupies approximately 1.03 acres along Highway 101 with 295 feet of frontage. Bradley Lake is 1 mile away, and Bandon Crossing Golf Course is 2 miles south. Recent property improvements include water tanks, a pump, hot tub, and gravel.
Key Highlights
- 4,082 SF total with 1,450 SF of storefront and 2,632 SF of living space
- Approximately 1.03 acres with 295' of Highway 101 frontage
- 15 dedicated parking spaces plus circular‑drive access
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
$43,204
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
6.36%
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%
$864,080
$864.1K
Cap Rate 7%
$617,200
$617.2K
Cap Rate 9%
$480,044
$480.0K
Market Conditions
NOI Build-Up for 4,082 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
$68.6K $16.80/SF
− Vacancy
−$6.9K −$1.68/SF
EGI
$61.7K $15.12/SF
− OpEx
−$18.5K −$4.54/SF
NOI
$43.2K $10.58/SF
Area
Coos County, OR
Vacancy
10.00%
Lease Rate
$16.80 /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%
$864,080
Cap Rate 7%
$617,200
Cap Rate 9%
$480,044
Alternative Uses
Best Use
Retail
$617.2K
$540.1K – $720.1K
NOI $43,204 @ 7.0% cap · market cap 6.36%
Second Best
Office B
$541.6K
$473.9K – $631.9K
NOI $37,914 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$739.0K
$646.6K – $862.1K
NOI $51,727 @ 7.0% cap · market cap 7.62%
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
Location Intelligence
Trade Area within ½ mile
11
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?
Live-work space - Updated commercial space combines a flexible storefront, office area, apartment, and on-site residence with dedicated parking.
Where is this live-work space located?
The property is located at 49045 Highway 101 Bandon, OR.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: 4,082 SF total with 1,450 SF of storefront and 2,632 SF of living space; Approximately 1.03 acres with 295' of Highway 101 frontage; 15 dedicated parking spaces plus circular‑drive access
