Live-Work Space with
For Sale
$679,000
49045 HIGHWAY 101, Bandon, OR 97411
CommercialSale, Bandon, OR
Property Size4,082 SF
Lot Size1.03 Acres
Price / SF$166.34
Days on Market35
Property Features for 49045 HIGHWAY 101
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
View
Territorial
Directions
Southeast corner of Hwy 101 and Beach Loop Rd.
Subdivision
_260
Standard status
Active
APN
1217400
Size
4,082 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Description
29-14-18 TL 01200
Tax Annual Amount
4125
Legal Description
29-14-18 TL 01200
Utilities
Heating system
Zoned, Wood Stove, Wood
Amenities
circular drive
hot tub
stacked washer/dryer
vaulted ceilings
wood-burning stove
Building Details
Year built
1950
Floors in Building
1
Building materials
BoardBattenSiding, WoodSiding
Roof type
Metal, Composition
Listing Agency:
Beach Loop Realty
(541) 347-1800
Listed By:
Dawn Holthouser
(541) 297-0710
Added: Jul 22
Changed: Aug 25
Last Checked: Aug 25 at 8:06AM
MLS# 568506369
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 4,082-square-foot live-work property combines a 1,450-square-foot storefront with 2,632 square feet of living space. The commercial area is complemented by an office, while the residence includes two bedrooms, one bathroom, a great room with vaulted ceilings, and a wood-burning stove. A separate apartment adds a loft bedroom, full bath, stacked washer/dryer, and private living area or second bedroom.
Set on approximately 1.03 acres with 295 feet of frontage along Highway 101, the property provides circular-drive access and 15 dedicated parking spaces, with additional room available. C-1 zoning supports the stated commercial classification. Recent improvements include water tanks, a pump, a hot tub, and gravel. The property was built in 1950 and is located 2 miles north of Bandon Crossing Golf Course and 1 mile from Bradley Lake.
Set on approximately 1.03 acres with 295 feet of frontage along Highway 101, the property provides circular-drive access and 15 dedicated parking spaces, with additional room available. C-1 zoning supports the stated commercial classification. Recent improvements include water tanks, a pump, a hot tub, and gravel. The property was built in 1950 and is located 2 miles north of Bandon Crossing Golf Course and 1 mile from Bradley Lake.
Key Highlights
- 4,082 SF total, including 1,450 SF of storefront and 2,632 SF of living space
- Approximately 1.03 acres with 295 feet of Highway 101 frontage
- 15 dedicated parking spaces with 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Updated commercial property combines customer-facing space, on-site living quarters, parking, and highway access.
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, including 1,450 SF of storefront and 2,632 SF of living space; Approximately 1.03 acres with 295 feet of Highway 101 frontage; 15 dedicated parking spaces with circular‑drive access
