Flex Space with Industrial
For Sale
Contact for pricing
9105 Arney Lane Northeast, Woodburn, OR 97071
Industrial improvements combine warehouse, office, storage, and yard components near I-5 and the Woodburn Outlets.
Property Size14,185 SF
Lot Size1.80 Acres
Price / SF$264.36
Days on Market70
Property Features for 9105 Arney Lane Northeast
General Information
Standard status
Active
Size
14,185 SF
Lot size
1.80 Acres
Property subtype
Industrial
Zoning
EFU
Warehouse & Industrial
Warehouse Space
4,750 SF
Drive-In Doors
3
Additional Details
Asking Price
$2,150,000
Highway Access
Yes
Building Details
Buildings
4
Listing Agency:
Coldwell Banker Professional Group
(503) 538-0468
Listed By:
Jorie Girod · License #200402438
Source:
Crexi
Added: Jun 22
Changed: Aug 30
Last Checked: Aug 30 at 1:26AM
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 Coldwell Banker Professional Group
Investment Insights
Based on property information with market context.
The offering combines flexible industrial and office improvements with outdoor yard area. At 9105 Arney Lane Northeast, the property includes a 5,289-square-foot warehouse with two bay doors, dedicated office space, two Connex boxes for storage, and an 1,820-square-foot house currently used as office space. The site is zoned EFU.
The offering also includes improvements at 9085 Arney Lane Northeast on 1.80 acres. That component features a 4,750-square-foot warehouse, an attached extra-large Connex, three large drive-in doors, and a 2,326-square-foot house utilized as an office. The properties are located just north of the Woodburn Outlets with direct access to I-5.
The offering also includes improvements at 9085 Arney Lane Northeast on 1.80 acres. That component features a 4,750-square-foot warehouse, an attached extra-large Connex, three large drive-in doors, and a 2,326-square-foot house utilized as an office. The properties are located just north of the Woodburn Outlets with direct access to I-5.
Key Highlights
- 5,289 SF warehouse at 9105 Arney Lane Northeast
- Two bay doors, dedicated office space, and two Connex boxes at 9105
- 1.80‑acre 9085 Arney Lane Northeast component
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
$173,356
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
4.62%
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%
$3,467,120
$3.5M
Cap Rate 7%
$2,476,514
$2.5M
Cap Rate 9%
$1,926,178
$1.9M
Market Conditions
NOI Build-Up for 14,185 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
$314.9K $22.20/SF
− Vacancy
−$83.8K −$5.91/SF
EGI
$231.1K $16.29/SF
− OpEx
−$57.8K −$4.07/SF
NOI
$173.4K $12.22/SF
Area
Marion County, OR
Vacancy
26.60%
Lease Rate
$22.20 /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%
$3,467,120
Cap Rate 7%
$2,476,514
Cap Rate 9%
$1,926,178
Alternative Uses
Best Use
Office B
$2.48M
$2.17M – $2.89M
NOI $173,356 @ 7.0% cap · market cap 4.62%
Second Best
Warehouse
$2.14M
$1.87M – $2.49M
NOI $149,488 @ 7.0% cap · market cap 3.99%
Theoretical Best
Specialty Retail
$3.34M
$2.92M – $3.89M
NOI $233,525 @ 7.0% cap · market cap 6.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 97071, OR
30,777
Population
10,595
Households
2.9
Avg Household Size
35
Median Age
17%
College-Educated
72%
High-School Grad
51.7 sq mi
ZIP Area
595
Density / Sq Mi
$70,130
Median Household Income
$35,927
Median Earnings
$1,382
Median Rent
$316,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial improvements combine warehouse, office, storage, and yard components near I-5 and the Woodburn Outlets.
Where is this flex space located?
The property is located at 9105 Arney Lane Northeast Woodburn, OR.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: 5,289 SF warehouse at 9105 Arney Lane Northeast; Two bay doors, dedicated office space, and two Connex boxes at 9105; 1.80‑acre 9085 Arney Lane Northeast component
