Multifamily Property with
For Sale
$735,000
325 RIVER Rd, Eugene, OR 97404
MultiFamily, Eugene, OR
Property Size3,746 SF
Lot Size0.64 Acres
Price / SF$196.21
Days on Market176
Property Features for 325 RIVER Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C2
Bedrooms
7
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 3, Bathroom 2, Bathroom 4, Bathroom 5, Bedroom 2, Bedroom 7, Bedroom 4, Bedroom 5, Bathroom 1, Bedroom 6, Bedroom 1, Bathroom 3
Subdivision
RIVER ROAD COMMUNITY ORG
Elementary school
River Road
Middle school
Kelly
High school
North Eugene
Directions
Corner of River Rd and Fir Ln
Standard status
Active
APN
0436962
Size
3,746 SF
Lot size
0.64 Acres
Taxes and HOA fees
Tax Description
3 TOTAL MAP/TAXLOTS: #17-04-25-12-02700 (.34 ac); #17-04-25-12-02601 (.25 ac); 17-04-25-12-02600 (.05 ac
Tax Annual Amount
8973
Legal Description
3 TOTAL MAP/TAXLOTS: #17-04-25-12-02700 (.34 ac); #17-04-25-12-02601 (.25 ac); 17-04-25-12-02600 (.05 ac
Utilities
Heating system
Forced Air
Amenities
orchard
garden
communal laundry
Building Details
Year built
1929
Floors in Building
3
Number of units
2
Roof type
Shingle
Listing Agency:
Windermere RE Lane County · Windermere Real Estate
(541) 484-2022
Listed By:
Koalani Roberts
(541) 501-8319
Added: Mar 10
Changed: Aug 29
Last Checked: Sep 1 at 2:06AM
MLS# 475174291
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.
This multifamily compound occupies 0.64 acres across three tax lots and includes a 1929 Tudor residence plus a separate cottage. The main house measures a little more than 3,000 square feet, with six bedrooms and four bathrooms arranged over three stories. Architectural details include arched openings, extensive woodwork, vaulted ceilings, large windows, and a wood staircase. A shared full kitchen serves the main residence, with additional kitchenettes in the front and basement apartments. The cottage provides 682 square feet, one bedroom, one bathroom, and a full kitchen. Residents also share communal laundry, a garden, and a mature orchard.
The property includes gated parking with 10 spaces and is located near Chambers and River Road in Eugene. It is adjacent to Whiteaker, near downtown Eugene, and one block from Maurie Jacobs Park and the Willamette River. C2 zoning supports multifamily housing and mixed-use residential or commercial applications, as well as bed-and-breakfast use and redevelopment.
The property includes gated parking with 10 spaces and is located near Chambers and River Road in Eugene. It is adjacent to Whiteaker, near downtown Eugene, and one block from Maurie Jacobs Park and the Willamette River. C2 zoning supports multifamily housing and mixed-use residential or commercial applications, as well as bed-and-breakfast use and redevelopment.
Key Highlights
- 0.64‑acre compound spanning three tax lots
- 1929 Tudor residence with six bedrooms and four bathrooms over three stories
- Separate 682‑square‑foot cottage with 1 bedroom, 1 bathroom, and a full kitchen
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
$29,312
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
3.99%
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%
$586,240
$586.2K
Cap Rate 7%
$418,743
$418.7K
Cap Rate 9%
$325,689
$325.7K
Market Conditions
NOI Build-Up for 3,746 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
$53.9K $14.40/SF
− Vacancy
−$647 −$0.17/SF
EGI
$53.3K $14.23/SF
− OpEx
−$24.0K −$6.40/SF
NOI
$29.3K $7.82/SF
Area
Eugene, OR
Vacancy
1.20%
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%
$586,240
Cap Rate 7%
$418,743
Cap Rate 9%
$325,689
Alternative Uses
Best Use
Apartment 5plus
$418.7K
$366.4K – $488.5K
NOI $29,312 @ 7.0% cap · market cap 3.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$989.0K – $1.32M
NOI $79,116 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,054
Businesses Nearby
Explore this area
Business Placement
Demographics for 97404, OR
34,345
Population
13,823
Households
2.5
Avg Household Size
43
Median Age
33%
College-Educated
94%
High-School Grad
9.6 sq mi
ZIP Area
3,578
Density / Sq Mi
$80,355
Median Household Income
$41,184
Median Earnings
$1,408
Median Rent
$397,700
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 - C2-zoned compound combines a Tudor residence, detached cottage, gated parking, and shared garden and orchard amenities.
Where is this multifamily property located?
The property is located at 325 RIVER Rd Eugene, OR.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: 0.64‑acre compound spanning three tax lots; 1929 Tudor residence with six bedrooms and four bathrooms over three stories; Separate 682‑square‑foot cottage with 1 bedroom, 1 bathroom, and a full kitchen
