Manufacturing Facility with Cold
For Sale
$2,950,000
850 GARDEN VALLEY Cir, Sutherlin, OR 97479
CommercialSale, Sutherlin, OR
Property Size29,000 SF
Lot Size11.22 Acres
Price / SF$101.72
Days on Market21
Property Features for 850 GARDEN VALLEY Cir
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M2
View
Territorial, Valley
Directions
From I-5 Exit 136, right off exit, left on Comstock, right on Taylor to property on the right
Subdivision
_256
Standard status
Active
APN
R53895
Size
29,000 SF
Lot size
11.22 Acres
Taxes and HOA fees
Tax Description
S L & W CO PLAT E, BLOCK 1, LOT PT 6 PT VAC RD LESS LEASED EQUIPM
Tax Annual Amount
13578
Legal Description
S L & W CO PLAT E, BLOCK 1, LOT PT 6 PT VAC RD LESS LEASED EQUIPM
Utilities
Heating system
Forced Air, Ceiling
Cooling system
Central Air
Amenities
employee break room
Building Details
Year built
1995
Floors in Building
2
Building materials
MetalFrame, MetalSiding
Roof type
Metal
Listing Agency:
Keller Williams Southern Oregon-Umpqua Valley · Keller Williams Realty
(541) 529-2320
Listed By:
Mary Gilbert · License #951100030
(541) 204-4646
Added: Aug 6
Changed: Aug 25
Last Checked: Aug 26 at 12:06AM
MLS# 612551374
Copyright © 2026 Regional Multiple Listing Services. 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 29,000-square-foot manufacturing facility was built in 1995 and occupies a secure, fully fenced 11.22-acre site. The metal-frame 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 space. The property also features 3-phase power, a fire suppression system, forced-air and ceiling heat, central air, and a metal roof.
Located at 850 Garden Valley Cir in Sutherlin Industrial Park, the facility is near I-5 Exit 136. The property is zoned M2, connects to city services, and includes an additional well. The usable acreage provides space for parking, equipment storage, truck circulation, staging, and related industrial operations.
Located at 850 Garden Valley Cir in Sutherlin Industrial Park, the facility is near I-5 Exit 136. The property is zoned M2, connects to city services, and includes an additional well. The usable acreage provides space for parking, equipment storage, truck circulation, staging, and related industrial operations.
Key Highlights
- 29,000 SF manufacturing facility on 11.22 acres
- M2 zoning with proximity to I‑5 Exit 136
- Cold storage, processing areas, finished‑goods storage, and loading docks
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
Lease Details
Yes
Sprinkler system
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
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 building with production, office, dock, and storage areas on a fenced site.
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 11.22 acres; M2 zoning with proximity to I‑5 Exit 136; Cold storage, processing areas, finished‑goods storage, and loading docks
