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    Property profile & analytics

    35280 Brooten Rd Cloverdale, OR 97135

    • Retail properties
    • 9,863 SF
    For Sale
    View listing
    $3,999,900
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties

    Property Details for 35280 Brooten Rd

    Year built
    1971
    Property size
    9,863 SF
    Property type
    Retail properties
    Property subtype
    Bars

    Description

    This exceptional investment opportunity presents a unique blend of hospitality and commercial real estate in the desirable Pacific City, Oregon. The property, located at 35280 Brooten Road, boasts a substantial 9,863 square feet building on a generous 38,332.8 square foot lot. Built in 1971, the property includes a 20-room inn, a bar and restaurant ready for revitalization, a convenient office with check-in counter, and a dedicated laundry area. A tranquil back patio offers ample seating, perfect for enjoying the Pacific City climate. The property's prime location places it within easy reach of local shopping, dining, and entertainment. Adding to its potential, a separate buildable tax lot on the southern portion of the property allows for expansion or the development of new projects. The asking price for this multifaceted property is $3,999,900. This coastal gem offers significant potential for growth and return on investment in a highly sought-after Oregon beach community. The property is zoned for commercial, restaurant, storefront, hotel, and bar uses, providing flexibility for future development and operations. The combination of existing income-generating assets and the potential for expansion makes this a truly compelling investment opportunity. The property's location in Pacific City, Oregon, offers unparalleled access to the stunning Oregon coastline and its many attractions.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Cloverdale
    County
    Tillamook
    State
    Oregon
    Longitude
    -123.947
    Latitude
    45.1905

    Comparable in this City

    • Value Estimation by Request
      201.00 Acres

      Resort Dr

      Land • 201.00 Acres
      0 Resort Dr, Cloverdale, OR 97135
      View Details
    • Value Estimation
      $745,000
      2,276 SF

      34975 Brooten Rd

      BAR, TAVERN • 2,276 SF
      34975 Brooten Rd, Pacific City, OR 97135-8034
      View Details
    • Value Estimation by Request
      1,152 SF

      34970 Brooten Rd

      Retail properties • 1,152 SF
      34970 Brooten Rd, Pacific City, OR 97135
      View Details
    • Value Estimation by Request
      27,709 SF

      33000 Cpe Kiwanda Dr

      HOTEL • 27,709 SF
      33000 Cpe Kiwanda Dr, Pacific City, OR 97135-8011
      View Details
    • Value Estimation by Request

      Lahaina Loop Rd

      Land
      0 Lahaina Loop Rd, Cloverdale, OR 97135
      View Details
    • Value Estimation
      $695,000
      2,269 SF

      34805 Brooten Rd

      RESTAURANT • 2,269 SF
      34805 Brooten Rd, Pacific City, OR 97135-8033
      View Details

    Similar Nearby for Sale

    • $3,999,900
      9,863 SF

      Pacific City Inn: Beachfront Opportunity

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    • $9,000,000
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      Ocean View Development Land in Pacific City, OR

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    • $599,000
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      Prime Pacific City Commercial Land

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      Finished Lots in Pacific City

      20 finished lots in a prime coastal location.
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      20 finished residential lots in a prime coastal location.
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      Finished Lots in Pacific City

      20 finished lots in prime Pacific City location.
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      View Details
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    Cloverdale, OR 97135
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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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