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    845-855 Bay Blvd Newport, OR 97365
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    845-855 Bay Blvd Newport, OR 97365

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    Property Details for 845-855 Bay Blvd

    Property type
    Specialty properties

    Description

    This exceptional offering presents a rare opportunity to acquire two contiguous waterfront lots totaling 4,356 square feet, situated on Newport, Oregon's historic Bayfront at 845-855 SW Bay Boulevard, zip code 97365. Boasting breathtaking views of the Yaquina Bay, Yaquina Bridge, and the Pacific Ocean, this property enjoys a highly desirable location within a vibrant area known for its high foot traffic. The surrounding neighborhood is bustling with restaurants, shops, entertainment venues, and art galleries, ensuring consistent visibility and potential for a variety of commercial uses. The asking price for this combined parcel is $425,000. It's important to note that this sale is contingent upon the sale of an adjacent lot (MLS 24-2010, tax lot 2201), and the seller retains the right to approve the buyer's intended use of the property. This unique opportunity allows for significant development potential in a prime waterfront location. The property's location in Lincoln County, Oregon, offers unparalleled access to the natural beauty and recreational opportunities of the Oregon coast. Serious inquiries only.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Newport
    County
    Lincoln
    State
    Oregon
    Longitude
    -124.056
    Latitude
    44.6268

    Comparable in this City

    • Value Estimation by Request
      0.11 Acres

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      CHARITABLE ORGANIZATION • 0.11 Acres
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    • Value Estimation by Request
      2,792 SF

      144 Coast St

      Schools • 2,792 SF
      144 Coast St, Newport, OR 97365
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    • Value Estimation by Request
      0.17 Acres

      310 2nd St

      CHARITABLE ORGANIZATION • 0.17 Acres
      310 2nd St, Newport, OR 97365-4409
      View Details
    • Value Estimation by Request
      88,551 SF

      225 Avery St

      PROFESSIONAL CLUBS/ASSOCIATIONS • 88,551 SF
      225 Avery St, Newport, OR 97365-4435
      View Details
    • Value Estimation by Request
      2.02 Acres

      2820 Fry Slip Rd

      CHARITABLE ORGANIZATION • 2.02 Acres
      2820 Fry Slip Rd, Newport, OR 97365-5259
      View Details
    • Value Estimation by Request
      0.38 Acres

      2820 Fry Slip Rd

      CHARITABLE ORGANIZATION • 0.38 Acres
      2820 Fry Slip Rd, Newport, OR 97365-5259
      View Details

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    Newport, OR 97365
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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