Established Market in Downtown
For Sale
Contact for pricing
822 W Main St, Cottage Grove, OR 97424
Well-equipped market in historic downtown with steady foot traffic.
Property Size2,475 SF
Price / SF$141.41
Days on Market147
Property Features for 822 W Main St
General Information
Standard status
Active
Size
2,475 SF
Property subtype
Retail
Zoning
CP2
Investment Type
Owner/User
Building Details
Year Built
1900
Buildings
1
Listing Agency:
MITCHELL AND ASSOCIATES REAL ESTATE LLC
(541) 870-5284
Listed By:
Danielle Mitchell · License #201218116
Source:
Crexi
Added: Mar 18
Changed: Aug 8
Last Checked: Aug 10 at 11:17AM
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 MITCHELL AND ASSOCIATES REAL ESTATE LLC
Investment Insights
Based on property information with market context.
This is a rare opportunity to own a well-established neighborhood market in Downtown Cottage Grove. Main St. Market is ideally located next to the iconic Cottage Grove Covered Bridge and within the vibrant historic downtown district, offering excellent visibility and steady foot traffic from locals and visitors. This long-standing market has built a loyal and consistent customer base. The store is well equipped with walk-in cold refrigerators for easy stocking. It also has alley access equipped with loading dock doors. The market also has a wide range of essential household items, convenience foods, an ATM machine, and everyday necessities. In addition, the store offers an array of tobacco products and Oregon Lottery sales, providing multiple revenue streams and steady repeat business. With its prime downtown location, established reputation, and strong local customer base, Main St. Market presents an excellent turnkey business opportunity for an owner-operator or investor looking to step into a proven retail operation in one of Oregon’s charming historic towns. The property size is 2475 square feet.
Key Highlights
- Prime downtown location with high visibility and foot traffic next to the Cottage Grove Covered Bridge.
- Established business with a loyal and consistent customer base.
- Multiple revenue streams including essential goods, convenience foods, ATM, tobacco products, and Oregon Lottery.
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
$31,731
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
9.07%
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%
$634,620
$634.6K
Cap Rate 7%
$453,300
$453.3K
Cap Rate 9%
$352,567
$352.6K
Market Conditions
NOI Build-Up for 2,475 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
$49.0K $19.80/SF
− Vacancy
−$3.7K −$1.49/SF
EGI
$45.3K $18.32/SF
− OpEx
−$13.6K −$5.49/SF
NOI
$31.7K $12.82/SF
Area
Lane County, OR
Vacancy
7.50%
Lease Rate
$19.80 /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%
$634,620
Cap Rate 7%
$453,300
Cap Rate 9%
$352,567
Alternative Uses
Best Use
Specialty Retail
$509.1K
$445.5K – $594.0K
NOI $35,637 @ 7.0% cap · market cap 10.18%
Second Best
Retail
$453.3K
$396.6K – $528.9K
NOI $31,731 @ 7.0% cap · market cap 9.07%
Theoretical Best
Office A
$626.1K
$547.9K – $730.5K
NOI $43,830 @ 7.0% cap · market cap 12.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
681
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97424, OR
18,750
Population
7,920
Households
2.4
Avg Household Size
45
Median Age
22%
College-Educated
91%
High-School Grad
246.2 sq mi
ZIP Area
76
Density / Sq Mi
$71,985
Median Household Income
$36,588
Median Earnings
$1,012
Median Rent
$349,700
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.
Similar Off Market Nearby
- Safeway — 1500 E Main St, Cottage Grove, OR 97424
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Well-equipped market in historic downtown with steady foot traffic.
Where is this grocery and convenience store located?
The property is located at 822 W Main St Cottage Grove, OR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Prime downtown location with high visibility and foot traffic next to the Cottage Grove Covered Bridge.; Established business with a loyal and consistent customer base.; Multiple revenue streams including essential goods, convenience foods, ATM, tobacco products, and Oregon Lottery.
