Classic Motel in Umpqua
For Sale
Contact for pricing
581 John Long Rd, Oakland, OR 97462
Cabin-style motel in Southern Oregon's Umpqua Valley.
Property Size9,528 SF
Price / SF$125.94
Days on Market195
Property Features for 581 John Long Rd
General Information
Standard status
Active
Size
9,528 SF
Property subtype
Hospitality
Zoning
CY2
Building Details
Year Built
1962
Listing Agency:
Hershler Hospitality
Listed By:
Jared Hershler · License #020019478
Source:
Crexi
Added: Feb 6
Changed: Aug 8
Last Checked: Aug 19 at 12:48PM
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 Hershler Hospitality
Investment Insights
Based on property information with market context.
The Ranch Motel is a classic A-frame, cabin-style motel located in the Umpqua Valley of Southern Oregon. Positioned just off Interstate 5, the property benefits from year-round demand from regional travelers, outdoor recreation, wine tourism, and I-5 corridor traffic. The motel features a mix of A-frame loft units and standard cabins, each offering a drive-up guest experience. The property's mid-century character and intimate scale make it suited for an owner-operator or hands-on investor. The property size is 9528 square feet. Potential upside exists through continued guest-room upgrades, amenity enhancements, improved digital marketing, and stronger revenue management practices. The asset is positioned to benefit from the rising traveler preference for unique, retro-style roadside lodging.
Key Highlights
- Classic A‑frame, cabin‑style motel in the Umpqua Valley of Southern Oregon.
- Ideally positioned just off Interstate 5, capturing steady year‑round demand.
- Mix of A‑frame loft units and standard cabins offering a nostalgic, drive‑up guest experience.
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
$71,689
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
5.97%
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%
$1,433,780
$1.4M
Cap Rate 7%
$1,024,129
$1.0M
Cap Rate 9%
$796,544
$796.5K
Market Conditions
NOI Build-Up for 9,528 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
$171.5K $18.00/SF
− Vacancy
−$20.6K −$2.16/SF
EGI
$150.9K $15.84/SF
− OpEx
−$79.2K −$8.32/SF
NOI
$71.7K $7.52/SF
Area
Douglas County, OR
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,433,780
Cap Rate 7%
$1,024,129
Cap Rate 9%
$796,544
Alternative Uses
Best Use
Hotel Hospitality
$1.02M
$896.1K – $1.19M
NOI $71,689 @ 7.0% cap · market cap 5.97%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.65M
$1.44M – $1.92M
NOI $115,436 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97462, OR
4,130
Population
1,797
Households
2.3
Avg Household Size
52
Median Age
26%
College-Educated
94%
High-School Grad
219.7 sq mi
ZIP Area
19
Density / Sq Mi
$65,032
Median Household Income
$38,338
Median Earnings
$1,205
Median Rent
$377,700
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Tha great Indian restaurant — 621 John Long Rd, Oakland, OR 97462
- The Ranch Motel — 581 John Long Rd, Oakland, OR 97462
- Rice Hill Inn — 621 John Long Rd, Oakland, OR 97462
Frequently Asked Questions
What type of property is this?
Motel - Cabin-style motel in Southern Oregon's Umpqua Valley.
Where is this motel located?
The property is located at 581 John Long Rd Oakland, OR.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Classic A‑frame, cabin‑style motel in the Umpqua Valley of Southern Oregon.; Ideally positioned just off Interstate 5, capturing steady year‑round demand.; Mix of A‑frame loft units and standard cabins offering a nostalgic, drive‑up guest experience.
