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    Redmond Light Industrial Flex Space Title is generated by Realmo AI

    498 Sw Veterans Way, Redmond, OR 97756

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    For Sale
    $526,500

    2,700 SF light industrial building near Redmond Airport.

    Property size:
    2,700 SF
    Lot size:
    0.88 Acres
    Price / SF:
    $195/SF
    Added:
    Oct 30, 2025
    Days on Market:
    210
    Last Refresh:
    May 26 at 12:24 am

    Property Features for 498 Sw Veterans Way

    General Information

    Standard status
    Active
    Size
    2,700 SF
    Lot size
    0.88 Acres

    We can help!

    Listing Contact
    Grant W Schultz
    Grant W Schultz

    Listing agent Grant W Schultz License #OR 201217020

    Listing office Compass Commercial Real Estate

    Listing date Oct 30, 2025

    Source Exprealty

    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 Compass Commercial Real Estate

    HighLights

    • Strategic location within the Redmond Enterprise Zone near the airport.
    • Versatile 2,700 SF building with a mix of office, warehouse, and covered storage.
    • Large 0.88‑acre lot with ample yard space for outdoor storage or expansion.
    • Two roll‑up doors for efficient shipping, receiving, and manufacturing access.
    • Light Industrial (M1) zoning allowing for a wide range of business uses.
    • Easy access to Highway 97 and Central Oregon's industrial and commercial hubs.

    Overview

    This 2,700 SF light industrial building is positioned near the Redmond Airport within the Redmond Enterprise Zone. It offers a mix of office, warehouse, and covered storage areas, presenting an owner/user opportunity. The structure includes two roll-up doors for access, suitable for shipping, receiving, or light manufacturing. Situated on a 0.88-acre lot, the property provides ample yard space for outdoor storage or future expansion. The Light Industrial (M1) zoning accommodates a range of business uses. The property has connectivity to Highway 97 and access to Central Oregon's industrial and commercial hubs. It is suitable for small manufacturers, service contractors, or local distribution users seeking a flexible and accessible industrial facility in a Redmond submarket.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $430.8K
    NOI $38,774 @ 9.00% cap · cautious / downside scenario
    Moderate
    $553.9K
    NOI $38,774 @ 7.00% cap · market / base-case scenario
    Aggressive
    $775.5K
    NOI $38,774 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $55.1k $20.40
    − Vacancy −$3.4k −$1.25
    EGI $51.7k $19.15
    − OpEx −$12.9k −$4.79
    NOI $38.8k $14.36
    2,700 SF · lease $20.40/SF/yr · vacancy 6.14% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $553.9K
    $484.7K – $646.2K (±1% cap)
    NOI $38,774 @ 7.0% cap · market cap 7.36%
    Second Best
    Flex RnD
    $433.7K
    $379.5K – $506.0K (±1% cap)
    NOI $30,361 @ 7.0% cap · market cap 5.77%
    Theoretical Best
    Retail
    $929.2K
    $813.1K – $1.08M (±1% cap)
    NOI $65,046 @ 7.0% cap · market cap 12.35%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Pharmacy Law Firm Accounting Firm Bar & Pub Auto Parts Store (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Redmond
    County
    Deschutes
    State
    Oregon
    Longitude
    -121.157535
    Latitude
    44.254651

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    FAQs

    What type of property is this?
    Flex space - 2,700 SF light industrial building near Redmond Airport.
    Where is this flex space located?
    The property is located at 498 Sw Veterans Way Redmond, OR.
    What is the asking price?
    The asking price for this property is $526,500.
    What are key features of this property?
    This property features: Strategic location within the Redmond Enterprise Zone near the airport.; Versatile 2,700 SF building with a mix of office, warehouse, and covered storage.; Large 0.88‑acre lot with ample yard space for outdoor storage or expansion.
    (541) 480-9873
    We can help!
    Listing Contact
    Grant W Schultz
    Grant W Schultz
    Real Estate License ID: OR 201217020
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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