Gated Flex Property with Dual
For Sale
$895,000
85340 Highway 101, Florence, OR 97439
Two shop structures provide adaptable space for storage, workshops, or business operations.
Property Size2,736 SF
Days on Market11
Property Features for 85340 Highway 101
General Information
Standard status
Active
Size
2,736 SF
Property subtype
Commercial
Zoning
RC
Additional Details
Fenced Yard
Yes
Drive-In Doors
2
Taxes and HOA fees
Annual Taxes
$1,887
Building Details
Building Size
2,736 SF
Year Built
1993
Buildings
2
Stories
2
Listing Agency:
TR Hunter Real Estate
(541) 991-0478
Listed By:
Vanessa Buss · License #201260194
(541) 991-0478
Source:
Allprofessionalsre
Added: Jul 28
Changed: Aug 3
Last Checked: Aug 6 at 12:55PM
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 TR Hunter Real Estate
Investment Insights
Based on property information with market context.
This flex property includes an oversized main shop with a dedicated restroom and a separate lower-level garage featuring 2 garage doors. The dual-structure layout supports distinct areas for equipment storage, workshop activity, fleet storage, or separate business operations. Open space around the improvements adds functional flexibility, while the property’s RC zoning should be independently verified for proposed uses.
Secured gated access and a looping driveway create a private arrival and circulation pattern. The property is located at 85340 Highway 101 in Florence, Oregon, near the Oregon Dunes. Built in 1993, it offers an established commercial setting with room to accommodate storage, light industrial, recreational, or other uses subject to buyer due diligence and applicable approvals.
Secured gated access and a looping driveway create a private arrival and circulation pattern. The property is located at 85340 Highway 101 in Florence, Oregon, near the Oregon Dunes. Built in 1993, it offers an established commercial setting with room to accommodate storage, light industrial, recreational, or other uses subject to buyer due diligence and applicable approvals.
Key Highlights
- Dual‑shop configuration with an oversized main shop and separate lower‑level garage
- Main shop includes its own restroom
- Second garage is equipped with 2 garage doors
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
$31,426
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
3.51%
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%
$628,520
$628.5K
Cap Rate 7%
$448,943
$448.9K
Cap Rate 9%
$349,178
$349.2K
Market Conditions
NOI Build-Up for 2,736 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
$51.9K $18.96/SF
− Vacancy
−$3.5K −$1.29/SF
EGI
$48.3K $17.67/SF
− OpEx
−$16.9K −$6.18/SF
NOI
$31.4K $11.49/SF
Area
Lane County, OR
Vacancy
6.80%
Lease Rate
$18.96 /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%
$628,520
Cap Rate 7%
$448,943
Cap Rate 9%
$349,178
Alternative Uses
Best Use
Flex RnD
$448.9K
$392.8K – $523.8K
NOI $31,426 @ 7.0% cap · market cap 3.51%
Second Best
Warehouse
$286.4K
$250.6K – $334.2K
NOI $20,051 @ 7.0% cap · market cap 2.24%
Theoretical Best
Office A
$692.2K
$605.7K – $807.5K
NOI $48,452 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
211
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97439, OR
15,634
Population
9,056
Households
1.7
Avg Household Size
62
Median Age
27%
College-Educated
92%
High-School Grad
168.3 sq mi
ZIP Area
93
Density / Sq Mi
$58,576
Median Household Income
$36,146
Median Earnings
$1,164
Median Rent
$364,600
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?
Flex space - Two shop structures provide adaptable space for storage, workshops, or business operations.
Where is this flex space located?
The property is located at 85340 Highway 101 Florence, OR.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Dual‑shop configuration with an oversized main shop and separate lower‑level garage; Main shop includes its own restroom; Second garage is equipped with 2 garage doors
