Office-Warehouse
New
For Sale
$860,000
524 SW 12th St, Pendleton, OR 97801
Office rooms and a secured outdoor laydown area complement the warehouse space.
Property Size8,734 SF
Price / SF$98.47
Days on Market2
Property Features for 524 SW 12th St
General Information
Standard status
Active
Size
8,734 SF
Property subtype
Industrial - Warehouse/Distribution
Zoning
C-1
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Height
23 ft
Clear Span
Yes
Dock-High Doors
3
Building Details
Building Size
8,734 SF
Year Built
1971
Listing Agency:
SVN | Retter & Company
Listed By:
Ashley Moala · License ##138102
(509) 737-9429
Source:
Commercialcafe
Added: Oct 4
Last Checked: Oct 4 at 2:25PM
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 SVN | Retter & Company
Investment Insights
Based on property information with market context.
This 8,734-square-foot warehouse property includes a reception area, four private offices, storage, and a restroom. The warehouse offers an open-span floor area, a mezzanine that is excluded from the stated square footage, 23-foot clear height, and three dock-high roll-up doors. A fully enclosed laydown yard provides additional exterior space.
The property is near I-84 and Highway 395 in Pendleton. Built in 1971, the building combines administrative space with warehouse and yard components.
The property is near I-84 and Highway 395 in Pendleton. Built in 1971, the building combines administrative space with warehouse and yard components.
Key Highlights
- 8,734 SF warehouse with office area
- 23‑foot clear height
- Three dock‑high roll‑up doors
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
$62,539
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
7.27%
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%
$1,250,780
$1.3M
Cap Rate 7%
$893,414
$893.4K
Cap Rate 9%
$694,878
$694.9K
Market Conditions
NOI Build-Up for 8,734 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
$78.6K $9.00/SF
− Vacancy
−$5.0K −$0.58/SF
EGI
$73.6K $8.42/SF
− OpEx
−$11.0K −$1.26/SF
NOI
$62.5K $7.16/SF
Area
Umatilla County, OR
Vacancy
6.40%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,250,780
Cap Rate 7%
$893,414
Cap Rate 9%
$694,878
Alternative Uses
Best Use
Warehouse
$893.4K
$781.7K – $1.04M
NOI $62,539 @ 7.0% cap · market cap 7.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,983 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
23 ft
Clear height
3
Dock-high doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
333
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97801, OR
21,882
Population
9,033
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
92%
High-School Grad
496.2 sq mi
ZIP Area
44
Density / Sq Mi
$73,308
Median Household Income
$38,719
Median Earnings
$924
Median Rent
$277,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Warehouse - Office rooms and a secured outdoor laydown area complement the warehouse space.
Where is this warehouse located?
The property is located at 524 SW 12th St Pendleton, OR.
What is the asking price?
The asking price for this property is $860,000.
What are key features of this property?
This property features: 8,734 SF warehouse with office area; 23‑foot clear height; Three dock‑high roll‑up doors
