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    4665 Croisan Creek Rd Salem, OR 97302
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    4665 Croisan Creek Rd Salem, OR 97302

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    • Commercial real estate
    • 1.83 lot acres
    Off-Market
    Property ID
    US71-0939644
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 4665 Croisan Creek Rd

    Lot size
    1.83 lot acres
    Property type
    Commercial real estate
    APN
    531731, 531732, 531733

    Description

    This exceptional 1.83-acre property, located at 4665 Croisan Creek Rd S in Salem, Oregon (zip code 97302), presents a unique opportunity to build your dream home. Situated just south of Salem's city limits, this land offers a tranquil, treed setting near Sprague High School and a wealth of amenities. Enjoy convenient access to shopping centers featuring Roth's, Winco, Trader Joe's, Walmart, and Costco, as well as the recreational opportunities of Minto-Brown Island Park, with its river access, trails, dog park, and nearby golf course. The property consists of three adjacent tax lots (APN: 531731, 531732, 531733), totaling 1.83 acres, and is being sold as a package. The asking price is $419,000, representing a price per acre of $293,182. The permitted zoning is UT-5. Utilities, including gas and power, are available at the street. While older plans for a single-family dwelling exist, including proposed well and septic locations (approvals have expired), the seller reports that a previous owner had manufactured home approval. Buyers are responsible for conducting all due diligence. The seller will walk the property with the buyer upon acceptance of an offer

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Salem
    County
    Marion
    State
    Oregon
    Longitude
    -123.08262154817
    Latitude
    44.888632414103

    Comparable in this City

    • New
      $719,900
      2,754 SF

      Salem Office with Studio Apartment

      Two-story office conversion with studio apartment and parking lot.
      1705 Commercial St SE, Salem, OR 97302
      View Details
    • Contact for pricing

      Class A Office Building Suites

      Two professional office suites with private offices and shared amenities.
      3155 River Rd S, Salem, OR 97302
      View Details
    • New
      $799,000
      4,262 SF

      Duplex with Income Potential

      Duplex with ADU and Airbnb potential in Salem, Oregon.
      1525 SE Lee St, Salem, OR 97302
      View Details
    • $600,000
      2,525 SF

      Salem Fourplex with Rental Income

      Fourplex in Salem with strong rental income potential.
      1385 Hines St Southeast, Salem, OR 97302
      View Details

    Similar Nearby for Sale

    • New
      $719,900
      2,754 SF

      Salem Office with Studio Apartment

      Two-story office conversion with studio apartment and parking lot.
      1705 Commercial St SE, Salem, OR 97302
      View Details
    • Contact for pricing

      Class A Office Building Suites

      Two professional office suites with private offices and shared amenities.
      3155 River Rd S, Salem, OR 97302
      View Details
    • New
      $799,000
      4,262 SF

      Duplex with Income Potential

      Duplex with ADU and Airbnb potential in Salem, Oregon.
      1525 SE Lee St, Salem, OR 97302
      View Details
    • $600,000
      2,525 SF

      Salem Fourplex with Rental Income

      Fourplex in Salem with strong rental income potential.
      1385 Hines St Southeast, Salem, OR 97302
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Retail Development Opportunity in Salem

      Land available for ground lease or build to suit.
      710 Winding Way SE, Salem, OR 97302
      View Details
    • Contact for pricing

      Liberty Place Land Lease Opportunity

      Land lease opportunity in South Salem with frontage on Liberty Road.
      3550 Liberty Rd S, Salem, OR 97302
      View Details
    • Contact for pricing

      Commercial Land for Lease

      Leasing opportunity with versatile layouts in Salem, Oregon.
      2470 Mission St, Salem, OR 97302
      View Details
    • $21 SF/Yr

      Drive-Through Building in South Salem

      Stand-alone drive-through building with patio seating in a retail area.
      1130 Royvonne Ave SE, Salem, OR 97302
      View Details
    • Contact for pricing

      Industrial Warehouse Space Available

      General Industrial warehouse space for lease with roll door.
      2345 Mcgilchrist St SE, Salem, OR 97302
      View Details
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    Salem, OR 97302
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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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