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    United Real Estate Properties

    1580 Valley River Dr. # 130, Eugene, OR 97401
    (541) 636-4580
    Web Site
    Size: 10+ agents

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    • Land
    • Commercial Sale

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    For Sale (9)

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    View Heights Land For Sale
    $62,000
    0.21 Acres

    View Heights Land For Sale

    Cleared lot in Cottage Grove's View Heights neighborhood.

    Kalapuya Way, Cottage Grove, OR 97424
    View details
    Creswell Land Opportunity
    $120,000
    0.14 Acres

    Creswell Land Opportunity

    Level lot near downtown and schools, ideal for development.

    132 N 8Th St, Creswell, OR 97426
    View details
    Junction City Vacant Land
    $155,000
    1.61 Acres

    Junction City Vacant Land

    1.61 acre vacant lot between Eugene and Junction City.

    91704 Highway 99 N, Junction City, OR 97448
    View details
    Commercial Land in Springfield, Oregon
    $235,000
    0.40 Acres

    Commercial Land in Springfield, Oregon

    Level commercial land suitable for various development projects.

    N 49Th St, Springfield, OR 97478
    View details
    4.25 Acres Vacant Land
    $370,000
    4.25 Acres

    4.25 Acres Vacant Land

    Vacant land in Blue River, Oregon, with development potential.

    Blue River Dr, Blue River, OR 97413
    View details
    South Eugene Land with Views
    $115,000
    0.31 Acres

    South Eugene Land with Views

    Prime lot in sought-after neighborhood with city and mountain views.

    3605 Emerald St, Eugene, OR 97405
    View details
    River Road Development Opportunity
    $1,495,000
    3.29 Acres

    River Road Development Opportunity

    3.29 acres in River Road/Santa Clara area with development potential.

    1133 Irvington Dr, Eugene, OR 97404
    View details
    Land in Cottage Grove, Oregon
    $55,000
    0.15 Acres

    Land in Cottage Grove, Oregon

    Residential land available in Cottage Grove, Oregon.

    Kalapuya Ct, Cottage Grove, OR 97424
    View details
    Mixed-Use Property in Jefferson Westside
    Contact for pricing

    Mixed-Use Property in Jefferson Westside

    Two buildings in popular neighborhood, potential for multiple income streams.

    960 W 7Th Ave, Eugene, OR 97402
    View details

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    United Real Estate Properties
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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
    United Real Estate Properties
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