Mixed-Use Property with Convenience
For Sale
$650,000
8833 Old Highway 99, Roseburg, OR 97470
Includes two residences, a post office lease, and an occupied shop.
Property Size3,768 SF
Price / SF$172.51
Days on Market23
Property Features for 8833 Old Highway 99
General Information
Standard status
Active
Size
3,768 SF
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1945
Tenancy
Multi
Listing Agency:
J Mann Realty
(541) 733-0121
Listed By:
Jason Mann · License #201209169
Source:
Rosecityrealtygroup
Added: Aug 8
Changed: Aug 29
Last Checked: Aug 29 at 1:25PM
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 J Mann Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines a convenience store with two residential units and additional commercial rental space. The store offers hot food and everyday essentials. One residence has three bedrooms and one bathroom and is leased to a long-term occupant. The second residence provides two bedrooms and one bathroom, has been recently updated, and is currently vacant for a new tenant or owner occupancy.
Additional income-producing components include a post office with a long-term lease and a large shop occupied by a tenant. Built in 1945, the property is located at 8833 Old Highway 99 in Roseburg, Oregon.
Additional income-producing components include a post office with a long-term lease and a large shop occupied by a tenant. Built in 1945, the property is located at 8833 Old Highway 99 in Roseburg, Oregon.
Key Highlights
- Convenience store offering hot food and everyday essentials
- Two residences: one 3‑bedroom, 1‑bath home and one updated 2‑bedroom, 1‑bath home
- 3‑bedroom residence leased to a long‑term tenant
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
$45,651
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
7.02%
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%
$913,020
$913.0K
Cap Rate 7%
$652,157
$652.2K
Cap Rate 9%
$507,233
$507.2K
Market Conditions
NOI Build-Up for 3,768 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
$64.2K $17.04/SF
− Vacancy
−$3.3K −$0.89/SF
EGI
$60.9K $16.15/SF
− OpEx
−$15.2K −$4.04/SF
NOI
$45.7K $12.12/SF
Area
Douglas County, OR
Vacancy
5.20%
Lease Rate
$17.04 /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%
$913,020
Cap Rate 7%
$652,157
Cap Rate 9%
$507,233
Alternative Uses
Best Use
Specialty Retail
$652.2K
$570.6K – $760.9K
NOI $45,651 @ 7.0% cap · market cap 7.02%
Second Best
Retail
$640.9K
$560.8K – $747.8K
NOI $44,866 @ 7.0% cap · market cap 6.90%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 97470, OR
20,160
Population
8,872
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
92%
High-School Grad
180.9 sq mi
ZIP Area
111
Density / Sq Mi
$53,875
Median Household Income
$32,461
Median Earnings
$1,037
Median Rent
$246,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Mixed-use property - Includes two residences, a post office lease, and an occupied shop.
Where is this mixed-use property located?
The property is located at 8833 Old Highway 99 Roseburg, OR.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Convenience store offering hot food and everyday essentials; Two residences: one 3‑bedroom, 1‑bath home and one updated 2‑bedroom, 1‑bath home; 3‑bedroom residence leased to a long‑term tenant
