Building Details

Year Built 1968

Buildings 1

Abandoned No

Listing Agency: Emerald Coast Realty-Seal Rock a***@gmail.com Show Phone

Listed By: Anita Quilici · License #200004027

Source: Rosecityrealtygroup

Added: Aug 12 Changed: Aug 28 Last Checked: Aug 25 at 5:23AM

Report an Issue

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 Emerald Coast Realty-Seal Rock

Investment Insights

Based on property information with market context.

The property includes a 3,557-square-foot convenience store operated with gasoline sales, a post office, deli service, local produce, and parking. Above-ground fuel tanks serve the gas station, while the commercial building has fresh paint, gutters, and landscaping. A two-bedroom, one-bath apartment with washer and dryer hookups occupies the rear of the building. Rotating inventory is included.

The offering totals 1.82 acres, combining the 0.50-acre commercial parcel with an additional 1.32-acre riverfront parcel. The riverfront tract is associated with salmon fishing and is located at 7550 Logsden Rd in Logsden, Oregon, a short distance from Moonshine County Park. The building dates to 1968.

Key Highlights

• 3,557‑square‑foot convenience store with gas station, post office, deli, and local produce
• Total of 1.82 acres, including a 0.50‑acre commercial parcel and 1.32‑acre riverfront parcel
• Two‑bedroom, one‑bath apartment with washer/dryer hookup at the rear of the building

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

$36,994

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

9.02%

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%

$739,880 $739.9K

Cap Rate 7%

$528,486 $528.5K

Cap Rate 9%

$411,044 $411.0K

Market Conditions

NOI Build-Up for 3,557 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

$51.2K $14.40/SF

− Vacancy

−$1.9K −$0.53/SF

EGI

$49.3K $13.87/SF

− OpEx

−$12.3K −$3.47/SF

NOI

$37.0K $10.40/SF

Area

Lincoln County, OR

Vacancy

3.70%

Lease Rate

$14.40 /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%

$739,880

Cap Rate 7%

$528,486

Cap Rate 9%

$411,044

Alternative Uses

Best Use

Retail

$618.4K

$541.1K – $721.5K (±1% cap)

NOI $43,290 @ 7.0% cap · market cap 10.56%

Second Best

Specialty Retail

$528.5K

$462.4K – $616.6K (±1% cap)

NOI $36,994 @ 7.0% cap · market cap 9.02%

Theoretical Best

Office A

$927.8K

$811.8K – $1.08M (±1% cap)

NOI $64,945 @ 7.0% cap · market cap 15.84%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

United States Postal ... Post Office Logsden Country Store Grocery & Convenience Store Logsden Post Office Post Office

Suggested Use

Top Pick Grocery & Convenience Store Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 97357, OR

307

Population

107

Households

2.9

Avg Household Size

58

Median Age

2%

College-Educated

100%

High-School Grad

19.0 sq mi

ZIP Area

16

Density / Sq Mi

$26,146

Median Earnings

$445,300

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Established rural commercial property combines retail, fuel, postal, deli, and on-site residential functions.

Where is this grocery and convenience store located?

The property is located at 7550 Logsden Rd Logsden, OR.

What is the asking price?

The asking price for this property is $410,000.

What are key features of this property?

This property features: 3,557‑square‑foot convenience store with gas station, post office, deli, and local produce; Total of 1.82 acres, including a 0.50‑acre commercial parcel and 1.32‑acre riverfront parcel; Two‑bedroom, one‑bath apartment with washer/dryer hookup at the rear of the building