Three-Bay Car
For Sale
$320,000
542 FIR Ave, Reedsport, OR 97467
CommercialSale, Reedsport, OR
Property Size966 SF
Lot Size0.21 Acres
Price / SF$331.26
Days on Market132
Property Features for 542 FIR Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Directions
Hwy 101 to Fir Ave/Hwy 38 Corner of Fir/Hwy38 and N 6th St
Subdivision
_265
Standard status
Active
APN
R73550
Size
966 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
REEDSPORT AMENDED R/R ADD, BLOCK 83, LOT PT 5 & PT 6, ACRES 0.21
Tax Annual Amount
3668
Legal Description
REEDSPORT AMENDED R/R ADD, BLOCK 83, LOT PT 5 & PT 6, ACRES 0.21
Amenities
vacuum stations
credit card capability
Building Details
Year built
1999
Building materials
Block
Roof type
Flat, Metal
Listing Agency:
Pacific Coast Real Estate & Development, LLC
(541) 808-3297
Listed By:
Levi Rider · License #201225928
(541) 294-1485
Added: Apr 17
Changed: Aug 25
Last Checked: Aug 26 at 5:06AM
MLS# 114575575
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 966-square-foot car wash was built in 1999 on a 0.21-acre corner lot in Reedsport’s Old Town area. The block building has a flat metal roof and includes three wash bays: two standard bays and one oversized bay designed for trucks and boats. Four vacuum stations serve the site, and the wash system accepts credit card payments. Hoses have been recently replaced.
The property is positioned along the connection between Highway 38, Florence, and Coos Bay. It is identified as the only car wash within approximately 25 miles, with traffic from local users and visitors traveling toward the dunes, ocean, and nearby rivers. The property is zoned C and includes a layout that supports the existing car wash operation.
The property is positioned along the connection between Highway 38, Florence, and Coos Bay. It is identified as the only car wash within approximately 25 miles, with traffic from local users and visitors traveling toward the dunes, ocean, and nearby rivers. The property is zoned C and includes a layout that supports the existing car wash operation.
Key Highlights
- Three wash bays, including an oversized bay for trucks and boats
- 966 square feet on a 0.21‑acre corner lot
- Four vacuum stations included
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
$11,704
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
3.66%
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%
$234,080
$234.1K
Cap Rate 7%
$167,200
$167.2K
Cap Rate 9%
$130,044
$130.0K
Market Conditions
NOI Build-Up for 966 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
$16.5K $17.04/SF
− Vacancy
−$856 −$0.89/SF
EGI
$15.6K $16.15/SF
− OpEx
−$3.9K −$4.04/SF
NOI
$11.7K $12.12/SF
Area
Douglas County, OR
Vacancy
5.20%
Lease Rate
$17.04 /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%
$234,080
Cap Rate 7%
$167,200
Cap Rate 9%
$130,044
Alternative Uses
Best Use
Specialty Retail
$167.2K
$146.3K – $195.1K
NOI $11,704 @ 7.0% cap · market cap 3.66%
Second Best
Retail
$164.3K
$143.8K – $191.7K
NOI $11,502 @ 7.0% cap · market cap 3.59%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
76
Shops & Services
4,844 visits/mo
0.5 miles
First Interstate Bank
Shops & Services
1,153 visits/mo
0.1 miles
Demographics for 97467, OR
5,602
Population
2,816
Households
2
Avg Household Size
53
Median Age
14%
College-Educated
93%
High-School Grad
327.9 sq mi
ZIP Area
17
Density / Sq Mi
$58,333
Median Household Income
$41,441
Median Earnings
$750
Median Rent
$224,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Car wash - C-zoned corner property with vacuum stations and credit card-enabled payment equipment.
Where is this car wash located?
The property is located at 542 FIR Ave Reedsport, OR.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Three wash bays, including an oversized bay for trucks and boats; 966 square feet on a 0.21‑acre corner lot; Four vacuum stations included
