Day Care Center with Office
For Sale
$529,000
858 NE A Street, Grants Pass, OR 97526
Vacant building with reception, multiple rooms, two bathrooms, and paved parking.
Property Size1,800 SF
Days on Market379
Property Features for 858 NE A Street
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Commercial
Zoning
R-4
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$4,324
Building Details
Building Size
1,800 SF
Year Built
1900
Buildings
1
Stories
2
Units
1
Listing Agency:
Keller Williams Realty Southern Oregon
(541) 450-4442
Listed By:
Melissa Hayes · License #201251085
(541) 450-4442
Source:
Allprofessionalsre
Added: Jul 28, 2025
Changed: Aug 5
Last Checked: Aug 9 at 1:31PM
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 Keller Williams Realty Southern Oregon
Investment Insights
Based on property information with market context.
This 1900 property is a vacant, two-level building that most recently operated as a licensed day-care facility for 10 years. The interior includes a designated reception area, multiple rooms suitable for offices or program space, and bathrooms on both levels. Recent improvements include a new roof, interior and exterior paint, and carpet. Original architectural character remains, complemented by a front porch and an elevated rear deck with stairs to the yard.
The property is located at 858 NE A Street in Grants Pass, along a major thoroughfare in a predominantly residential area. It sits on a nearly half-acre lot with paved parking and additional room for expansion. The site is near both an elementary school and a high school and carries R-4 zoning.
The property is located at 858 NE A Street in Grants Pass, along a major thoroughfare in a predominantly residential area. It sits on a nearly half-acre lot with paved parking and additional room for expansion. The site is near both an elementary school and a high school and carries R-4 zoning.
Key Highlights
- Licensed day‑care use for the last 10 years
- 1900 building with recent roof, paint, and carpet updates
- Reception area plus multiple offices or program rooms
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
$20,525
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
3.88%
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%
$410,500
$410.5K
Cap Rate 7%
$293,214
$293.2K
Cap Rate 9%
$228,056
$228.1K
Market Conditions
NOI Build-Up for 1,800 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
$30.2K $16.80/SF
− Vacancy
−$2.9K −$1.60/SF
EGI
$27.4K $15.20/SF
− OpEx
−$6.8K −$3.80/SF
NOI
$20.5K $11.40/SF
Area
Josephine County, OR
Vacancy
9.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
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%
$410,500
Cap Rate 7%
$293,214
Cap Rate 9%
$228,056
Alternative Uses
Best Use
Office B
$293.2K
$256.6K – $342.1K
NOI $20,525 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$408.1K
$357.1K – $476.2K
NOI $28,569 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
403
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 97526, OR
36,561
Population
15,987
Households
2.3
Avg Household Size
47
Median Age
20%
College-Educated
91%
High-School Grad
140.7 sq mi
ZIP Area
260
Density / Sq Mi
$57,103
Median Household Income
$35,685
Median Earnings
$1,076
Median Rent
$379,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Caring For Kids Early Learning Center LLC — 223 SE M St, Grants Pass, OR 97526
- Happy Years Preschool — 1539 NE F St, Grants Pass, OR 97526
- Kiddie Cove Early Learning Center — 408 SE G St # C, Grants Pass, OR 97526
- Imagine That...Creative Children's Center — 1209 NE Meier Dr, Grants Pass, OR 97526
- Tinkerbell Parent Co-Op Preschool — 576 NE E St, Grants Pass, OR 97526
Frequently Asked Questions
What type of property is this?
Day care center - Vacant building with reception, multiple rooms, two bathrooms, and paved parking.
Where is this day care center located?
The property is located at 858 NE A Street Grants Pass, OR.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: Licensed day‑care use for the last 10 years; 1900 building with recent roof, paint, and carpet updates; Reception area plus multiple offices or program rooms
