Downtown Lot with Commercial
For Sale
Contact for pricing
1328 SE Stephens St, Roseburg, OR 97470
High-visibility lot in Roseburg with redevelopment or income potential.
Property Size676 SF
Lot Size0.36 Acres
Price / SF$279.59
Days on Market821
Property Features for 1328 SE Stephens St
General Information
Standard status
Active
Size
676 SF
Lot size
0.36 Acres
Property subtype
Retail
Listing Agency:
Keller Williams Southern Oregon Umpqua Valley
(541) 529-2320
Listed By:
Mary Gilbert · License #OR 951100030
Source:
Crexi
Added: May 23, 2024
Changed: Aug 8
Last Checked: May 12 at 9:17PM
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 Southern Oregon Umpqua Valley
Investment Insights
Based on property information with market context.
This property, situated in a Qualified Opportunity Zone, features a spacious 0.36-acre lot comprised of four tax lots. It includes a 676 square foot office space filled with natural light from large windows, and a garage receiving door that improves accessibility. The site also benefits from well-designed site lighting and landscaped surroundings. Located in downtown Roseburg, this property is suitable for entrepreneurs seeking a central business location. Potential uses include secure boat or RV storage, a contractor equipment yard with an office, small-scale retail with drive-up capabilities, a food truck pod with an indoor office and restroom, or redevelopment into live/work units or professional offices. Other possibilities include a drive-through coffee shop or a pet grooming site.
Key Highlights
- Located in a Qualified Opportunity Zone (QOZ) for potential tax savings.
- High‑visibility downtown location ideal for various commercial ventures.
- Flexible commercial zoning allows for redevelopment or income opportunities.
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
$8,049
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
4.26%
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%
$160,980
$161.0K
Cap Rate 7%
$114,986
$115.0K
Cap Rate 9%
$89,433
$89.4K
Market Conditions
NOI Build-Up for 676 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
$12.2K $18.00/SF
− Vacancy
−$669 −$0.99/SF
EGI
$11.5K $17.01/SF
− OpEx
−$3.4K −$5.10/SF
NOI
$8.0K $11.91/SF
Area
Douglas County, OR
Vacancy
5.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$160,980
Cap Rate 7%
$114,986
Cap Rate 9%
$89,433
Alternative Uses
Best Use
Retail
$115.0K
$100.6K – $134.2K
NOI $8,049 @ 7.0% cap · market cap 4.26%
Second Best
Office B
$83.5K
$73.0K – $97.4K
NOI $5,842 @ 7.0% cap · market cap 3.09%
Theoretical Best
Specialty Retail
$117.0K
$102.4K – $136.5K
NOI $8,190 @ 7.0% cap · market cap 4.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
976
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 Office 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?
Retail space - High-visibility lot in Roseburg with redevelopment or income potential.
Where is this retail space located?
The property is located at 1328 SE Stephens St Roseburg, OR.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Located in a Qualified Opportunity Zone (QOZ) for potential tax savings.; High‑visibility downtown location ideal for various commercial ventures.; Flexible commercial zoning allows for redevelopment or income opportunities.
