Commercial Land with Creek
For Sale
$399,000
835 union Avenue, Grants Pass, OR 97527
Commercial Sale, Grants Pass, OR
Property Size1,440 SF
Lot Size2.02 Acres
Price / SF$277.08
Days on Market399
Property Features for 835 union Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
GC
Parking features
Driveway
Lot features
Water Feature
Standard status
Active
APN
R4004315
Size
1,440 SF
Lot size
2.02 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Sewer type
Public Sewer
Water source
Public
Water front features
Creek
Water front
1
Building Details
Year built
1986
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
Frame
Roof type
Metal
Listing Agency:
John L. Scott Medford
(541) 779-3611
Listed By:
Martin Outdoor Property Group · License #200706071
(541) 660-5111
Added: Aug 1, 2025
Changed: Sep 2
Last Checked: Sep 3 at 11:06AM
MLS# 220207054
Copyright © 2026 Oregon Data Share. 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 2.02-acre commercial land parcel includes a 1,440-square-foot frame shop built in 1986. The building has concrete flooring, a metal roof, driveway parking, public water, and public sewer, offering existing space for contractor operations, trades, storage, or interim workspace. Allen Creek borders the site, and the property includes direct access to the Allen Creek Trail.
The parcel is zoned General Commercial (GC), with the source information identifying retail, office, multifamily mixed-use, and other commercial applications. Its location in the Redwood area places it minutes from Asante Three Rivers Medical Center. More than 600 feet of Allen Creek frontage adds a significant site feature for future planning and access to the surrounding trail system.
The parcel is zoned General Commercial (GC), with the source information identifying retail, office, multifamily mixed-use, and other commercial applications. Its location in the Redwood area places it minutes from Asante Three Rivers Medical Center. More than 600 feet of Allen Creek frontage adds a significant site feature for future planning and access to the surrounding trail system.
Key Highlights
- 2.02‑acre commercial land parcel
- 1,440 SF frame shop built in 1986
- General Commercial (GC) zoning
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
$11,883
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
2.98%
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%
$237,660
$237.7K
Cap Rate 7%
$169,757
$169.8K
Cap Rate 9%
$132,033
$132.0K
Market Conditions
NOI Build-Up for 1,440 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
$19.9K $13.80/SF
− Vacancy
−$1.6K −$1.10/SF
EGI
$18.3K $12.70/SF
− OpEx
−$6.4K −$4.44/SF
NOI
$11.9K $8.25/SF
Area
Josephine County, OR
Vacancy
8.00%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
35.00%
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%
$237,660
Cap Rate 7%
$169,757
Cap Rate 9%
$132,033
Alternative Uses
Best Use
Flex RnD
$169.8K
$148.5K – $198.1K
NOI $11,883 @ 7.0% cap · market cap 2.98%
Second Best
Industrial
$127.2K
$111.3K – $148.4K
NOI $8,906 @ 7.0% cap · market cap 2.23%
Theoretical Best
Office A
$326.5K
$285.7K – $380.9K
NOI $22,855 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
989
Businesses Nearby
Explore this area
Business Placement
Demographics for 97527, OR
36,358
Population
15,481
Households
2.3
Avg Household Size
49
Median Age
19%
College-Educated
90%
High-School Grad
219.8 sq mi
ZIP Area
165
Density / Sq Mi
$66,396
Median Household Income
$35,825
Median Earnings
$1,350
Median Rent
$408,200
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - General Commercial zoning and an existing shop provide a practical base for commercial development and interim workspace.
Where is this commercial land located?
The property is located at 835 union Avenue Grants Pass, OR.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2.02‑acre commercial land parcel; 1,440 SF frame shop built in 1986; General Commercial (GC) zoning
