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    Waterfront Land with River Views Title is generated by Realmo AI

    8466 Highway 101, South Bend, WA 98586

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    Claim this Listing
    For Sale
    $149,900

    5.32 acres with river views near South Bend.

    Type:Land
    Lot size:
    5.32 Acres
    Added:
    May 14, 2026
    Days on Market:
    16
    Last Refresh:
    May 15 at 10:14 pm

    Property Features for 8466 Highway 101

    General Information

    Standard status
    Active
    Lot size
    5.32 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Drew Staudt
    Drew Staudt

    Listing agent Drew Staudt License #20116301

    Listing office Windermere Professional Parters

    Listing date May 14, 2026

    Source Compass

    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 Windermere Professional Parters

    HighLights

    • 5.32 acres with panoramic views overlooking the Willapa River, Mailboat Slough, & Potter Slough.
    • Seller financing available.
    • Potential for building a house or weekend getaway with a large flat area, well estimate, and feasible septic installation.
    • Excellent location: 2 minutes from a public boat launch, 3 minutes from downtown South Bend, and close to coastal destinations.
    • Borders hundreds of acres of timberland with frequent elk and deer activity, offering wildlife viewing and hunting potential.
    • Electric is at the road, and the owner may finance the extension cost.

    Overview

    This 5.32-acre property overlooks the Willapa River, Mailboat Slough, and Potter Slough, situated just outside of South Bend. Seller financing options are available. A public boat launch providing access to the Willapa River is located less than two minutes from the property. The apex of the ridge features a large flat area suitable for boat or recreational vehicle storage, a weekend retreat, or residential construction. A well estimate projects a likely depth of around 100 feet. Electric service is available at the road, and the owner may be willing to incorporate the actual extension cost into the purchase price if paid in full at closing. Septic installation appears feasible due to the underlying silt loam soils. Additional nearby lots are available. Downtown South Bend, known for its seafood and oysters, is only three minutes away. The Bone River Natural Preserve, Northern Loop Trail, and other coastal destinations are within 15 minutes. The property borders hundreds of acres of timberland and experiences frequent elk and deer activity, offering wildlife viewing and hunting opportunities. The property is gated, so contact the broker before touring.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Discount Store Fish Market Big Box & Wholesale Store Grocery & Convenience Store Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    South Bend
    County
    Pacific
    State
    Washington
    Longitude
    -123.82279
    Latitude
    46.67822

    FAQs

    What type of property is this?
    Land - 5.32 acres with river views near South Bend.
    Where is this land located?
    The property is located at 8466 Highway 101 South Bend, WA.
    What is the asking price?
    The asking price for this property is $149,900.
    What are key features of this property?
    This property features: 5.32 acres with **panoramic views overlooking the Willapa River, Mailboat Slough, & Potter Slough.**; Seller financing available.; Potential for building a house or weekend getaway with a large flat area, well estimate, and feasible septic installation.
    (253) 285-6105
    We can help!
    Listing Contact
    Drew Staudt
    Drew Staudt
    Real Estate License ID: 20116301
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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