Building Details

Building Size 1,804 SF

Year Built 1977

Listing Agency: SPERRY - Pikes Northwest

Listed By: Madyson Jones · License #OR #201229765 Show Phone

Source: Sperrycga

Added: Sep 9 Last Checked: Sep 16 at 3:21PM

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Investment Insights

Based on property information with market context.

This mixed-use property combines a remodeled three-bedroom, two-bath residence with substantial shop improvements. The home contains 1,804 SF, while the accompanying shop measures approximately 4,200 SF. Built in 1977, the property offers both residential living space and functional commercial workspace in one setting.

The site encompasses just under 2 acres and is fully fenced. It is located off Hwy 22 in Aumsville, Oregon, with ID (Interchange District) zoning. The combination of a residence, large shop, acreage, and highway proximity creates a property profile suited to a range of mixed-use ownership and operating needs.

Key Highlights

• 1,804 SF residence with 3 bedrooms and 2 baths
• Approx 4,200 SF shop
• ID (Interchange District) zoning

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

$23,028

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

2.89%

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%

$460,560 $460.6K

Cap Rate 7%

$328,971 $329.0K

Cap Rate 9%

$255,867 $255.9K

Market Conditions

NOI Build-Up for 1,804 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

$40.0K $22.20/SF

− Vacancy

−$3.2K −$1.78/SF

EGI

$36.8K $20.42/SF

− OpEx

−$13.8K −$7.66/SF

NOI

$23.0K $12.77/SF

Area

Marion County, OR

Vacancy

8.00%

Lease Rate

$22.20 /SF/Yr

Expense Ratio

37.50%

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%

$460,560

Cap Rate 7%

$328,971

Cap Rate 9%

$255,867

Alternative Uses

Best Use

Mixed Use

$329.0K

$287.9K – $383.8K (±1% cap)

NOI $23,028 @ 7.0% cap · market cap 2.89%

Second Best

Warehouse

$271.6K

$237.6K – $316.9K (±1% cap)

NOI $19,011 @ 7.0% cap · market cap 2.39%

Theoretical Best

Specialty Retail

$424.3K

$371.2K – $495.0K (±1% cap)

NOI $29,699 @ 7.0% cap · market cap 3.73%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Flex space

Suggested Use

Top Pick Real Estate Agency Restaurant Building Supply Hair Salon Dental Office Spa & Massage Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Fenced yard

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

49

Businesses Nearby

Explore this area Business Placement

Demographics for 97325, OR

7,284

Population

2,611

Households

2.8

Avg Household Size

38

Median Age

20%

College-Educated

92%

High-School Grad

30.2 sq mi

ZIP Area

241

Density / Sq Mi

$87,982

Median Household Income

$47,101

Median Earnings

$1,700

Median Rent

$364,000

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Residential and shop improvements are combined on a fully fenced property with ID (Interchange District) zoning near Hwy 22.

Where is this mixed-use property located?

The property is located at 941 Beaver Creek Rd Aumsville, OR.

What is the asking price?

The asking price for this property is $797,000.

What are key features of this property?

This property features: 1,804 SF residence with 3 bedrooms and 2 baths; Approx 4,200 SF shop; ID (Interchange District) zoning