Fenced Manufacturing
For Sale
$2,950,000
850 Garden Valley CIR, Sutherlin, OR 97479
Industrial facility with production, cold storage, loading docks, and secure outdoor operating space.
Property Size29,000 SF
Price / SF$101.72
Days on Market21
Property Features for 850 Garden Valley CIR
General Information
Standard status
Active
Size
29,000 SF
Property subtype
Commercial
Building Details
Year Built
1995
Listing Agency:
Kelly Right Real Estate Of Seattle LLC
(360) 844-3142
Listed By:
Donna Roberts · License #201209867
(360) 844-3142
Source:
Donnarobertsgroup
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 26 at 12:36PM
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 Kelly Right Real Estate Of Seattle LLC
Investment Insights
Based on property information with market context.
The 29,000-square-foot manufacturing facility occupies more than 11 acres of flat, fully fenced land in Sutherlin Industrial Park. Built in 1995, the building includes finished offices, an employee break room, testing room, processing areas, cold storage, finished-goods storage, loading and unloading docks, and additional shop and storage areas. The property has 3-phase power, a fire suppression system, city services, and an additional well.
Located near I-5 Exit 136, the site provides access to the I-5 corridor. Medium Industrial zoning supports a range of industrial operations, subject to verification of permitted uses and suitability. The fenced grounds provide space for employee and fleet parking, equipment storage, truck circulation, and staging. The existing configuration was formerly used for food processing and includes infrastructure relevant to manufacturing, processing, warehousing, and distribution users.
Located near I-5 Exit 136, the site provides access to the I-5 corridor. Medium Industrial zoning supports a range of industrial operations, subject to verification of permitted uses and suitability. The fenced grounds provide space for employee and fleet parking, equipment storage, truck circulation, and staging. The existing configuration was formerly used for food processing and includes infrastructure relevant to manufacturing, processing, warehousing, and distribution users.
Key Highlights
- 29,000 SF manufacturing facility on more than 11 acres
- Flat, fully fenced site with space for parking, equipment storage, truck circulation, and staging
- 3‑phase power and fire suppression system
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
$213,220
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
7.23%
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%
$4,264,400
$4.3M
Cap Rate 7%
$3,046,000
$3.0M
Cap Rate 9%
$2,369,111
$2.4M
Market Conditions
NOI Build-Up for 29,000 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
$261.0K $9.00/SF
− Vacancy
−$10.2K −$0.35/SF
EGI
$250.8K $8.65/SF
− OpEx
−$37.6K −$1.30/SF
NOI
$213.2K $7.35/SF
Area
Douglas County, OR
Vacancy
3.89%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$4,264,400
Cap Rate 7%
$3,046,000
Cap Rate 9%
$2,369,111
Alternative Uses
Best Use
Warehouse
$3.05M
$2.67M – $3.55M
NOI $213,220 @ 7.0% cap · market cap 7.23%
Second Best
Industrial
$2.51M
$2.19M – $2.93M
NOI $175,593 @ 7.0% cap · market cap 5.95%
Theoretical Best
Specialty Retail
$5.02M
$4.39M – $5.86M
NOI $351,348 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Explore this area
Business Placement
Demographics for 97479, OR
10,161
Population
4,759
Households
2.1
Avg Household Size
47
Median Age
15%
College-Educated
94%
High-School Grad
67.5 sq mi
ZIP Area
151
Density / Sq Mi
$56,493
Median Household Income
$36,867
Median Earnings
$1,207
Median Rent
$281,500
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?
Manufacturing property - Industrial facility with production, cold storage, loading docks, and secure outdoor operating space.
Where is this manufacturing property located?
The property is located at 850 Garden Valley CIR Sutherlin, OR.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 29,000 SF manufacturing facility on more than 11 acres; Flat, fully fenced site with space for parking, equipment storage, truck circulation, and staging; 3‑phase power and fire suppression system
