Building Details

Year built 1930

Building materials MetalSiding, WoodFrame

Roof type Metal

Listing Agency: Pacific Coast Real Estate & Development, LLC c***@pcreteam.com Show Phone

Listed By: Joseph Aguirre · License #201012096 Show Phone

Added: Aug 15, 2025 Changed: Aug 25 Last Checked: Aug 26 at 1:06AM

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MLS# 374412160

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 3,848-square-foot warehouse occupies a 0.28-acre parcel adjacent to Charleston Harbor. Built in 1930, the property features metal roofing, metal siding, and wood-frame construction, with two oversized truck doors supporting loading and receiving activity.

Heavy 3-phase power, city water, and sewer connections are in place. The site is level and cleared, providing room for storage and parking. C-1 zoning supports commercial and light industrial uses, along with limited residential possibilities. The property is located at 63355 Charleston Rd in Charleston, Oregon.

Key Highlights

• 3,848‑square‑foot warehouse on a 0.28‑acre parcel
• Adjacent to Charleston Harbor at 63355 Charleston Rd, Charleston, OR 97420
• Two oversized truck doors for loading and receiving

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

$31,066

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

7.77%

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%

$621,320 $621.3K

Cap Rate 7%

$443,800 $443.8K

Cap Rate 9%

$345,178 $345.2K

Market Conditions

NOI Build-Up for 3,848 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

$46.2K $12.00/SF

− Vacancy

−$1.8K −$0.47/SF

EGI

$44.4K $11.53/SF

− OpEx

−$13.3K −$3.46/SF

NOI

$31.1K $8.07/SF

Area

Coos County, OR

Vacancy

3.89%

Lease Rate

$12.00 /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%

$621,320

Cap Rate 7%

$443,800

Cap Rate 9%

$345,178

Alternative Uses

Best Use

Warehouse

$538.9K

$471.5K – $628.7K (±1% cap)

NOI $37,723 @ 7.0% cap · market cap 9.43%

Second Best

Industrial

$443.8K

$388.3K – $517.8K (±1% cap)

NOI $31,066 @ 7.0% cap · market cap 7.77%

Theoretical Best

Office A

$696.6K

$609.5K – $812.7K (±1% cap)

NOI $48,762 @ 7.0% cap · market cap 12.19%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Distribution centers

Lease Details

Yes

Heavy power

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

120

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 97420, OR

27,454

Population

12,967

Households

2.1

Avg Household Size

46

Median Age

19%

College-Educated

89%

High-School Grad

273.9 sq mi

ZIP Area

100

Density / Sq Mi

$61,624

Median Household Income

$35,536

Median Earnings

$982

Median Rent

$282,300

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Sunken Treasures Mini Storage — 63266 Roosevelt Rd, Charleston, OR 97420

Frequently Asked Questions

What type of property is this?

Warehouse - C-1-zoned warehouse with harbor proximity, three-phase power, and commercial shipping access.

Where is this warehouse located?

The property is located at 63355 CHARLESTON Rd Charleston, OR.

What is the asking price?

The asking price for this property is $399,999.

What are key features of this property?

This property features: 3,848‑square‑foot warehouse on a 0.28‑acre parcel; Adjacent to Charleston Harbor at 63355 Charleston Rd, Charleston, OR 97420; Two oversized truck doors for loading and receiving