Gated Flex Property With Dual
For Sale
$895,000
85340 Highway 101, Florence, OR 97439
Two shop and garage areas offer adaptable space for commercial operations, storage, or workshop use.
Property Size2,736 SF
Price / SF$327.12
Days on Market28
Property Features for 85340 Highway 101
General Information
Standard status
Active
Size
2,736 SF
Amenities
secured gated access
restroom
Building Details
Year Built
1993
Buildings
2
Listing Agency:
TR Hunter Real Estate
(541) 991-0478
Listed By:
Vanessa Buss · License #201260194
Source:
Wyndeekono
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 25 at 5:52AM
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.
Built in 1993, this 2,736-square-foot flex property includes an oversized primary shop with a dedicated restroom and a lower-level garage with 2 garage doors. The two-structure layout provides separated areas for operations, storage, workshop functions, or other uses subject to applicable approvals. Open areas around the improvements support circulation and flexible site utilization.
The property at 85340 Hwy 101 in Florence includes gated entry, a looping driveway, and a private setting. Its coastal location places it just minutes from the Oregon Dunes. Zoning, permitted uses, development requirements, camping allowances, and county approvals should be independently verified with the appropriate authorities.
The property at 85340 Hwy 101 in Florence includes gated entry, a looping driveway, and a private setting. Its coastal location places it just minutes from the Oregon Dunes. Zoning, permitted uses, development requirements, camping allowances, and county approvals should be independently verified with the appropriate authorities.
Key Highlights
- 2,736‑square‑foot flex property built in 1993
- Primary shop includes its own restroom
- Secondary garage has 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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Well-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
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Frequently Asked Questions
What type of property is this?
Flex space - Two shop and garage areas offer adaptable space for commercial operations, storage, or workshop use.
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: 2,736‑square‑foot flex property built in 1993; Primary shop includes its own restroom; Secondary garage has 2 garage doors
