Flex Space with Fenced
For Sale
$1,675,000
855 & 955 NE Alsea Highway, Waldport, OR 97394
Commercial Sale, Waldport, OR
Property Size8,641 SF
Lot Size4.42 Acres
Price / SF$193.84
Days on Market387
Property Features for 855 & 955 NE Alsea Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I-P Planned Industrial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking
20
Parking features
Garage - Attached
View
Bridge, River
Directions
Highway 101 to Highway 34, see sign
Standard status
Active
APN
131120BB-700-00
Size
8,641 SF
Lot size
4.42 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7110
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Heating system
Radiant
Water source
Public
Building Details
Year built
2002
Floors in Building
1
Building materials
T1-11 Type
Roof type
Composition
Additional Structures
Workshop
Listing Agency:
Taylor & Taylor Realty Company
(800) 462-0197
Listed By:
Dennis M Regen · License #810604051
(541) 994-4169
Added: Sep 13, 2025
Changed: Oct 3
Last Checked: Oct 4 at 6:06PM
MLS# LC-104846
Copyright © 2026 Oregon Coast MLS. 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.
Set on 4.42 acres, this flex property includes an 8,641-square-foot industrial building and a separate office building. The main structure has 10 garage doors, and the yard is fenced. Paved parking is also on site.
The property has two access points from Highway 34 and is zoned I-P Planned Industrial. Potential uses identified for this zoning include manufacturing, processing, assembly, storage, or repair; buyers should confirm permitted uses with the city and county. Water is available, with public water service and a septic tank.
The property has two access points from Highway 34 and is zoned I-P Planned Industrial. Potential uses identified for this zoning include manufacturing, processing, assembly, storage, or repair; buyers should confirm permitted uses with the city and county. Water is available, with public water service and a septic tank.
Key Highlights
- 4.42‑acre industrial property
- 8,641‑square‑foot main building with 10 garage doors
- Separate office building and fenced yard
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
$106,096
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
6.33%
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%
$2,121,920
$2.1M
Cap Rate 7%
$1,515,657
$1.5M
Cap Rate 9%
$1,178,844
$1.2M
Market Conditions
NOI Build-Up for 8,641 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
$129.6K $15.00/SF
− Vacancy
−$4.8K −$0.56/SF
EGI
$124.8K $14.45/SF
− OpEx
−$18.7K −$2.17/SF
NOI
$106.1K $12.28/SF
Area
Lincoln County, OR
Vacancy
3.70%
Lease Rate
$15.00 /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%
$2,121,920
Cap Rate 7%
$1,515,657
Cap Rate 9%
$1,178,844
Alternative Uses
Best Use
Warehouse
$1.52M
$1.33M – $1.77M
NOI $106,096 @ 7.0% cap · market cap 6.33%
Second Best
Industrial
$1.25M
$1.09M – $1.46M
NOI $87,373 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$2.25M
$1.97M – $2.63M
NOI $157,769 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97394, OR
5,361
Population
3,686
Households
1.5
Avg Household Size
59
Median Age
28%
College-Educated
95%
High-School Grad
51.7 sq mi
ZIP Area
104
Density / Sq Mi
$57,708
Median Household Income
$31,690
Median Earnings
$1,104
Median Rent
$354,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - The industrial property has a separate office building, a secured yard, and two access points from Highway 34.
Where is this flex space located?
The property is located at 855 & 955 NE Alsea Highway Waldport, OR.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: 4.42‑acre industrial property; 8,641‑square‑foot main building with 10 garage doors; Separate office building and fenced yard
