Class A Office
For Sale
Contact for pricing
680 Hawthorne Ave SE, Salem, OR 97301
Three-level layout includes an elevator, roof terrace, commercial kitchen infrastructure, and on-site parking.
Property Size20,082 SF
Lot Size1.22 Acres
Price / SF$253.77
Days on Market22
Property Features for 680 Hawthorne Ave SE
General Information
Standard status
Active
Size
20,082 SF
Net Rentable
20,082 SF
Class
Class A
Elevators
Yes
Lot size
1.22 Acres
Property subtype
OFFICE
Amenities
commercial kitchen infrastructure
roof terrace
Mill Creek views
three large ponds
paved walking trails
exceptional signage
Building Details
Year Built
2008
Buildings
1
Stories
3
Building Size
20,082 SF
Listing Agency:
Tradition Real Estate Partners
(503) 559-9279
Listed By:
AJ Nash · License #201233012
(503) 559-9279
Source:
Moodyscre
Added: Aug 10
Changed: Aug 29
Last Checked: Aug 31 at 5:17PM
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 Tradition Real Estate Partners
Investment Insights
Based on property information with market context.
Constructed in 2008, this Class A office property offers three levels, contemporary finishes, an elevator, energy-efficient design, and a roof terrace. The layout accommodates full-building occupancy or separate leasing arrangements, with the first floor capable of division into smaller suites and the upper floors suited to full-floor users. Existing commercial kitchen infrastructure from the former Suite 110 deli space adds flexibility for an on-site café, food-service component, or hybrid office-retail configuration.
The property occupies 1.22 acres with abundant on-site parking and is part of a five-building campus. Shared campus features include views of Mill Creek, three large ponds, paved walking trails, prominent signage, and maintained common areas. The combination of adaptable office space, substantial land area, and campus amenities supports a range of occupancy and leasing configurations.
The property occupies 1.22 acres with abundant on-site parking and is part of a five-building campus. Shared campus features include views of Mill Creek, three large ponds, paved walking trails, prominent signage, and maintained common areas. The combination of adaptable office space, substantial land area, and campus amenities supports a range of occupancy and leasing configurations.
Key Highlights
- Three‑level Class A office building constructed in 2008
- 1.22‑acre site with abundant on‑site parking
- First floor can be divided into smaller office suites
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
$255,034
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
5.43%
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%
$5,100,680
$5.1M
Cap Rate 7%
$3,643,343
$3.6M
Cap Rate 9%
$2,833,711
$2.8M
Market Conditions
NOI Build-Up for 18,521 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
$400.1K $21.60/SF
− Vacancy
−$60.0K −$3.24/SF
EGI
$340.0K $18.36/SF
− OpEx
−$85.0K −$4.59/SF
NOI
$255.0K $13.77/SF
Area
Salem, OR
Vacancy
15.00%
Lease Rate
$21.60 /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%
$5,100,680
Cap Rate 7%
$3,643,343
Cap Rate 9%
$2,833,711
Alternative Uses
Best Use
Office B
$3.64M
$3.19M – $4.25M
NOI $255,034 @ 7.0% cap · market cap 5.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.92M
$4.30M – $5.74M
NOI $344,224 @ 7.0% cap · market cap 7.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
822
Businesses Nearby
Explore this area
Business Placement
Demographics for 97301, OR
56,393
Population
21,419
Households
2.6
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
11.3 sq mi
ZIP Area
4,991
Density / Sq Mi
$57,497
Median Household Income
$33,220
Median Earnings
$1,197
Median Rent
$310,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Three-level layout includes an elevator, roof terrace, commercial kitchen infrastructure, and on-site parking.
Where is this office building located?
The property is located at 680 Hawthorne Ave SE Salem, OR.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: Three‑level Class A office building constructed in 2008; 1.22‑acre site with abundant on‑site parking; First floor can be divided into smaller office suites
