Updated Office Day-Care
For Sale
$529,000
858 NE A Street, Grants Pass, OR 97526
COMMERCIAL - Grants Pass, OR
Property Size1,800 SF
Lot Size0.48 Acres
Price / SF$293.89
Days on Market379
Property Features for 858 NE A Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R-4
Parking features
Parking Lot, On Street
Security features
Security System
Patio and Porch features
Porch
Basement
Partial
Lot features
Drip System, Fenced, Landscaped
Standard status
Active
APN
R309758
Size
1,800 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4325
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
1
Flooring type
Hardwood
Building materials
Concrete
Roof type
Composition
Listing Agency:
Keller Williams Realty Southern Oregon
(541) 608-0447
Listed By:
Melissa Hayes · License #201251085
(541) 450-4442
Added: Jul 28, 2025
Changed: Aug 4
Last Checked: Aug 10 at 11:06AM
MLS# 220206718
Copyright © 2026 Oregon Data Share. 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 nearly turn-key property is a 1900 residence that has supported multiple adaptive reuses, with the most recent use as a licensed day-care facility for the last 10 years. Recent updates include a new roof, exterior and interior paint, and new carpet. The layout includes a designated reception area, several office/rooms, and a downstairs bathroom, along with an upstairs level featuring a second bathroom and multiple rooms that may function as offices or additional program space. The exterior includes a welcoming front porch and an outside back deck with stairs to the yard.
The building sits on nearly a half-acre lot with paved parking and room for expansion. It is located on a well-traveled A Street in a predominantly residential area along a major thoroughfare, with an elementary and a high school nearby.
The property is currently vacant and ready for occupancy.
The building sits on nearly a half-acre lot with paved parking and room for expansion. It is located on a well-traveled A Street in a predominantly residential area along a major thoroughfare, with an elementary and a high school nearby.
The property is currently vacant and ready for occupancy.
Key Highlights
- 1900 residence with concrete construction and composition roof
- Recent updates include new roof, exterior & interior paint, and carpet
- Flexible layout with designated reception area, multiple office/rooms, and 2 bathrooms (downstairs and upstairs)
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
Property Profile
Current Use
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 - Nearly turn-key office building with recent roof, paint, and carpet updates plus reception, rooms, and two bathrooms.
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: 1900 residence with concrete construction and composition roof; Recent updates include new roof, exterior & interior paint, and carpet; Flexible layout with designated reception area, multiple office/rooms, and 2 bathrooms (downstairs and upstairs)
