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    54480 McKenzie River Dr Blue River, OR 97413

    View on Map
    For Sale
    $139,000

    LAND - BlueRiver, OR

    Lot size:
    0.02 Acres
    Added:
    Mar 19, 2026
    Days on Market:
    14
    Last Refresh:
    Apr 1 at 11:06 am

    Property Features for 54480 McKenzie River Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RC
    Standard status
    Active
    APN
    1715588
    Lot size
    0.02 Acres

    Taxes and HOA fees

    TaxDescription
    16-55-20-22-02300
    TaxAnnualAmount
    20

    Utilities

    Water front features
    River Front

    We can help!

    Listing Contact
    Blake Mitchell

    Listing agent Blake Mitchell License #201225241

    Listing office United Real Estate Properties 1580 Valley River Dr Ste 130, Eugene, OR

    Listing date Mar 19, 2026

    MLS# 777747420

    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.

    Overview

    McKenzie River Frontage Land

    This property offers a rare opportunity to own a slice of McKenzie River frontage. Located on a quiet road just off the main highway, the location is suitable for biking, walking, and enjoying the peaceful surroundings. Zoned RC (Rural Commercial), the property provides flexibility, including the potential for an owner to occupy it part-time while generating income as a VRBO or vacation rental. A new power supply is available to the lot, and architectural plans are also available. The property allows for casting a line right from the backyard and watching wildlife along the riverbanks. A nearby boat ramp provides easy river access. The previous cabin was lost in the 2020 fire, and the new owner has the opportunity to build in the same footprint, making it an ideal chance to create your dream riverfront retreat. The lot size is 0.02 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Gym & Fitness Center Hotel & Motel Grocery & Convenience Store Travel Agency

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Blue River
    County
    Lane
    State
    Oregon
    Longitude
    -122.235716
    Latitude
    44.166941

    Nearby Similar for Sale

    • $74,900

      Blue River RV Resort Getaway

      RV resort lot with amenities and income potential.
      54432 MCKENZIE Hwy unit: 9, BlueRiver, OR 97413
      View Details
    • $105,000

      RV Resort Lot with RV

      RV resort lot with income potential near McKenzie River.
      54432 MCKENZIE Hwy unit: 23, BlueRiver, OR 97413
      View Details
    • $266,000

      McKenzie River Retreat Opportunity

      5.77-acre lot with creek, waterfall, and utilities.
      53189 MCKENZIE Hwy, BlueRiver, OR 97413
      View Details
    • $370,000

      4.25 Acres Vacant Land

      Vacant land in Blue River, OR, zoned community residential.
      Blue River Dr, BlueRiver, OR 97413
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Rare riverfront land with development potential in BlueRiver, Oregon.
    Where is this waterfront land located?
    The property is located at 54480 McKenzie River Dr Blue River, OR.
    What is the asking price?
    The asking price for this property is $139,000.
    What are key features of this property?
    This property features: Rare McKenzie River frontage property.; Zoned RC (Rural Commercial) allowing for VRBO/vacation rental income.; Opportunity to build a new cabin in the existing footprint.
    (541) 600-5136
    We can help!
    Listing Contact
    Blake Mitchell
    Real Estate License ID: 201225241
    Learn More
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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
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