Four-Bedroom
For Sale
$475,000
1284 44TH Ave, Sweet Home, OR 97386
MultiFamily, SweetHome, OR
Property Size2,560 SF
Lot Size0.27 Acres
Price / SF$185.55
Days on Market186
Property Features for 1284 44TH Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
8
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 5, Bedroom 2, Bedroom 6, Bathroom 4, Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 6, Bedroom 8, Bathroom 3, Bedroom 3, Bathroom 5, Bathroom 1, Bedroom 7
Elementary school
Hawthorne
Middle school
Sweet Home
High school
Sweet Home
Directions
East on Main St, South on 44th Ave
Subdivision
_221
Standard status
Active
APN
0945710
Size
2,560 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Description
13S01E28DC
Tax Annual Amount
6258
Legal Description
13S01E28DC
Building Details
Year built
2020
Floors in Building
2
Number of units
2
Roof type
Shingle
Listing Agency:
ICON Real Estate Group
(541) 915-2080
Listed By:
Joshua Glaspie · License #201224520
(541) 359-9132
Added: Feb 25
Changed: Aug 24
Last Checked: Aug 30 at 5:06PM
MLS# 406758240
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Constructed in 2020, this duplex contains 2,560 square feet across two residential units, with each side arranged as a four-bedroom layout. Interior details include quartz countertops, shaker-style cabinetry, stainless steel appliances, and a contemporary finish package. Ductless heating and cooling systems serve both units, while shingle roofing completes the building.
The property occupies 0.27 acres in Sweet Home, Oregon, and carries R1 zoning. Its configuration provides two separately arranged residences within one building, with consistent finishes and efficient mechanical systems throughout. The recorded address is 1284 44TH Ave, Sweet Home, OR 97386.
The property occupies 0.27 acres in Sweet Home, Oregon, and carries R1 zoning. Its configuration provides two separately arranged residences within one building, with consistent finishes and efficient mechanical systems throughout. The recorded address is 1284 44TH Ave, Sweet Home, OR 97386.
Key Highlights
- Two‑unit duplex with four bedrooms in each residence
- 2,560 square feet on a 0.27‑acre lot
- Built in 2020
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
$24,166
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
5.09%
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%
$483,320
$483.3K
Cap Rate 7%
$345,229
$345.2K
Cap Rate 9%
$268,511
$268.5K
Market Conditions
NOI Build-Up for 2,560 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
$35.3K $13.80/SF
− Vacancy
−$805 −$0.31/SF
EGI
$34.5K $13.49/SF
− OpEx
−$10.4K −$4.05/SF
NOI
$24.2K $9.44/SF
Area
Linn County, OR
Vacancy
2.28%
Lease Rate
$13.80 /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%
$483,320
Cap Rate 7%
$345,229
Cap Rate 9%
$268,511
Alternative Uses
Best Use
Multifamily LT 5
$345.2K
$302.1K – $402.8K
NOI $24,166 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$318.0K
$278.3K – $371.0K
NOI $22,262 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$745.8K
$652.6K – $870.1K
NOI $52,204 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 97386, OR
14,611
Population
6,339
Households
2.3
Avg Household Size
44
Median Age
11%
College-Educated
87%
High-School Grad
125.9 sq mi
ZIP Area
116
Density / Sq Mi
$68,116
Median Household Income
$37,125
Median Earnings
$1,141
Median Rent
$302,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature contemporary finishes and ductless heating and cooling.
Where is this duplex located?
The property is located at 1284 44TH Ave Sweet Home, OR.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Two‑unit duplex with four bedrooms in each residence; 2,560 square feet on a 0.27‑acre lot; Built in 2020
