Updated Duplex with Detached
For Sale
$605,000
1036 9th St, Florence, OR 97439
Two-unit residential property with private outdoor space, front porches, and flexible multi-generational living potential.
Property Size2,560 SF
Price / SF$236.33
Days on Market44
Property Features for 1036 9th St
General Information
Standard status
Active
Size
2,560 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
laundry room
front porch
backyard
Building Details
Year Built
2005
Buildings
1
Listing Agency:
DORE
(503) 551-7392
Listed By:
Leah Volkov · License #201216020
Source:
Switzerrealestategroup
Added: Jul 17
Changed: Aug 28
Last Checked: Aug 25 at 5:32AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of DORE
Investment Insights
Based on property information with market context.
This 2,560-square-foot duplex, built in 2005, contains two well-configured units. Each residence offers three bedrooms, two full bathrooms on the upper level, a separate laundry room, and a half bath on the main level. The lower floor includes an open living area and a kitchen with a large pantry. Front porches and individual backyards add usable outdoor space to each unit.
A detached two-car garage provides secure parking and additional storage. The property received a new roof in 2025, along with completed exterior maintenance. Its central Florence setting places the duplex near schools, the library, grocery stores, and medical facilities, with access to Hwy 101 and area beaches, dunes, Siuslaw River recreation, and Old Town.
A detached two-car garage provides secure parking and additional storage. The property received a new roof in 2025, along with completed exterior maintenance. Its central Florence setting places the duplex near schools, the library, grocery stores, and medical facilities, with access to Hwy 101 and area beaches, dunes, Siuslaw River recreation, and Old Town.
Key Highlights
- Two‑unit duplex totaling 2,560 square feet
- Each unit includes 3 bedrooms and 2 full bathrooms
- Each residence has a main‑level half bath and separate laundry room
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
$25,133
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
4.15%
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%
$502,660
$502.7K
Cap Rate 7%
$359,043
$359.0K
Cap Rate 9%
$279,256
$279.3K
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
$38.4K $15.00/SF
− Vacancy
−$2.5K −$0.98/SF
EGI
$35.9K $14.03/SF
− OpEx
−$10.8K −$4.21/SF
NOI
$25.1K $9.82/SF
Area
Lane County, OR
Vacancy
6.50%
Lease Rate
$15.00 /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%
$502,660
Cap Rate 7%
$359,043
Cap Rate 9%
$279,256
Alternative Uses
Best Use
Multifamily LT 5
$359.0K
$314.2K – $418.9K
NOI $25,133 @ 7.0% cap · market cap 4.15%
Second Best
Apartment 5plus
$334.2K
$292.5K – $390.0K
NOI $23,397 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$647.6K
$566.7K – $755.6K
NOI $45,335 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
868
Businesses Nearby
Explore this area
Business Placement
Demographics for 97439, OR
15,634
Population
9,056
Households
1.7
Avg Household Size
62
Median Age
27%
College-Educated
92%
High-School Grad
168.3 sq mi
ZIP Area
93
Density / Sq Mi
$58,576
Median Household Income
$36,146
Median Earnings
$1,164
Median Rent
$364,600
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-unit residential property with private outdoor space, front porches, and flexible multi-generational living potential.
Where is this duplex located?
The property is located at 1036 9th St Florence, OR.
What is the asking price?
The asking price for this property is $605,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,560 square feet; Each unit includes 3 bedrooms and 2 full bathrooms; Each residence has a main‑level half bath and separate laundry room
