Five-Unit Multifamily
For Sale
$599,000
Pending
1741 Rogue River Highway, Grants Pass, OR 97527
Residential Income, Grants Pass, OR
Property Size4,332 SF
Lot Size0.34 Acres
Days on Market32
Property Features for 1741 Rogue River Highway
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
C-3
Parking features
On Street, Driveway
Window features
Vinyl Frames, Double Pane Windows
Patio and Porch features
Patio, Porch
Interior features
Ceiling Fan(s), Fiberglass Stall Shower, Laminate Counters, Linen Closet, Pantry, Shower/Tub Combo, Vaulted Ceiling(s)
Appliances
Cooktop, Oven, Range Hood, Refrigerator, Water Heater
Lot features
Fenced, Level
Elementary school
Fruitdale Elem
Middle school
Lincoln Savage Middle
High school
Hidden Valley High
Directions
South on Rogue River Hwy, 1741 on right just before Carnahan. Please use visitor parking in front of property.
Standard status
Pending
APN
R315152
Size
4,332 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2790
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Natural Gas, Forced Air, Ductless (Heating), Electric (Heating)
Cooling system
Heat Pump, Ductless, Central Air
Water source
Well
Building Details
Year built
1963
Floors in Building
1
Number of units
5
Flooring type
Laminate
Building materials
Frame
Roof type
Metal, Composition
Architectural style
Other
Additional Structures
Storage
Listing Agency:
RE/MAX Integrity Grants Pass · RE/MAX International
(541) 955-8483
Listed By:
Andy Fontes
(541) 660-5726
Added: Jul 20
Changed: Aug 19
Last Checked: Aug 20 at 12:06PM
MLS# 220225669
Copyright © 2026 Oregon Data Share. 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.
This multifamily property at 1741 Rogue River Highway comprises five rental units on a 0.34-acre parcel. The improvements include a stick-built duplex, two updated manufactured homes, and a renovated park-model tiny home. The property contains 4,332 square feet and was built in 1963. Long-term tenants are in place across the rental units.
Site features include driveway and on-street parking, patios and porches, and a combination of metal and composition roofing. Interior features include laminate flooring, vaulted ceilings, pantries, linen closets, and shower/tub combinations. Heating and cooling systems include heat pumps, ductless equipment, central air, forced air, natural gas, and electric service. The property is served by a well and public sewer.
Site features include driveway and on-street parking, patios and porches, and a combination of metal and composition roofing. Interior features include laminate flooring, vaulted ceilings, pantries, linen closets, and shower/tub combinations. Heating and cooling systems include heat pumps, ductless equipment, central air, forced air, natural gas, and electric service. The property is served by a well and public sewer.
Key Highlights
- Five rental units on a single 0.34‑acre parcel
- 4,332 square feet of property size
- Mix includes a stick‑built duplex, two manufactured homes, and a park‑model tiny home
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
$32,663
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
5.45%
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%
$653,260
$653.3K
Cap Rate 7%
$466,614
$466.6K
Cap Rate 9%
$362,922
$362.9K
Market Conditions
NOI Build-Up for 4,332 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
$62.4K $14.40/SF
− Vacancy
−$3.0K −$0.69/SF
EGI
$59.4K $13.71/SF
− OpEx
−$26.7K −$6.17/SF
NOI
$32.7K $7.54/SF
Area
Josephine County, OR
Vacancy
4.80%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$653,260
Cap Rate 7%
$466,614
Cap Rate 9%
$362,922
Alternative Uses
Best Use
Apartment 5plus
$466.6K
$408.3K – $544.4K
NOI $32,663 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$982.2K
$859.5K – $1.15M
NOI $68,756 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 97527, OR
36,358
Population
15,481
Households
2.3
Avg Household Size
49
Median Age
19%
College-Educated
90%
High-School Grad
219.8 sq mi
ZIP Area
165
Density / Sq Mi
$66,396
Median Household Income
$35,825
Median Earnings
$1,350
Median Rent
$408,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Multifamily property - Single-parcel rental compound with a duplex, two manufactured homes, and a renovated park-model tiny home.
Where is this multifamily property located?
The property is located at 1741 Rogue River Highway Grants Pass, OR.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Five rental units on a single 0.34‑acre parcel; 4,332 square feet of property size; Mix includes a stick‑built duplex, two manufactured homes, and a park‑model tiny home
