Duplex with One-Car
For Sale
$349,900
5351 Osage St, Sweet Home, OR 97386
MULTI_FAMILY - Sweet Home, OR
Property Size1,092 SF
Lot Size0.15 Acres
Price / SF$320.42
Days on Market148
Property Features for 5351 Osage St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R1-LD
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 3
Lot features
Lot: 1
View
Territorial
Elementary school
Foster
Middle school
Sweet Home
High school
Sweet Home
Directions
Santiam Hwy 20, Left 54th, Corner Osage
Standard status
Active
APN
0235461
Size
1,092 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
2831
Utilities
Heating system
Wall Furnace
Amenities
great room design
wall furnace heat
outdoor space
w/d hookups
Building Details
Year built
1945
Number of units
2
Flooring type
Carpet, Vinyl
Roof type
Other
Listing Agency:
EXP REALTY, LLC
(888) 814-9613
Listed By:
CHRISTINE KITES
(541) 231-4535
Added: Mar 30
Changed: Aug 3
Last Checked: Aug 24 at 9:06PM
MLS# 839211
Copyright © 2026 Willamette Valley Multiple Listing Service. 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 duplex offers two two-bedroom, one-bath units, each approximately 546 SF, designed with a great-room layout. Both units include a one-car garage and washer/dryer hookups, along with wall furnace heat. Flooring includes vinyl and carpet. The property was built in 1945 and includes outdoor space across the back yard, side yard, and front yard, plus additional driveway parking.
Unit A has a recently updated kitchen with a refrigerator, oven, and dishwasher, along with newer carpet, vinyl, and a newer bath. The listing also notes that Unit B has a long-term tenant.
Zoned R1-LD, the duplex includes a utility and maintenance arrangement where the owner pays water/sewer and yard maintenance, while tenants pay power and garbage.
Unit A has a recently updated kitchen with a refrigerator, oven, and dishwasher, along with newer carpet, vinyl, and a newer bath. The listing also notes that Unit B has a long-term tenant.
Zoned R1-LD, the duplex includes a utility and maintenance arrangement where the owner pays water/sewer and yard maintenance, while tenants pay power and garbage.
Key Highlights
- Two two‑bedroom, one‑bath units, each approx 546 SF, great‑room design
- One‑car garages for both units plus washer/dryer hookups
- Wall furnace heat with vinyl and carpet flooring
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
$10,308
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
2.95%
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%
$206,160
$206.2K
Cap Rate 7%
$147,257
$147.3K
Cap Rate 9%
$114,533
$114.5K
Market Conditions
NOI Build-Up for 1,092 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
$15.1K $13.80/SF
− Vacancy
−$344 −$0.31/SF
EGI
$14.7K $13.49/SF
− OpEx
−$4.4K −$4.05/SF
NOI
$10.3K $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%
$206,160
Cap Rate 7%
$147,257
Cap Rate 9%
$114,533
Alternative Uses
Best Use
Multifamily LT 5
$147.3K
$128.9K – $171.8K
NOI $10,308 @ 7.0% cap · market cap 2.95%
Second Best
Apartment 5plus
$135.7K
$118.7K – $158.3K
NOI $9,496 @ 7.0% cap · market cap 2.71%
Theoretical Best
Office A
$318.1K
$278.4K – $371.1K
NOI $22,268 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
71
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 - Duplex on R1-LD zoning with two two-bedroom, one-bath units, each with a one-car garage and W/D hookups.
Where is this duplex located?
The property is located at 5351 Osage St Sweet Home, OR.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Two two‑bedroom, one‑bath units, each approx 546 SF, great‑room design; One‑car garages for both units plus washer/dryer hookups; Wall furnace heat with vinyl and carpet flooring
