Duplex with Covered
For Sale
$255,000
1048 W 13th Street, Medford, OR 97501
Residential Income, Medford, OR
Property Size976 SF
Lot Size0.19 Acres
Price / SF$261.27
Days on Market312
Property Features for 1048 W 13th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
SFR-10
Parking features
Alley, On Street, Carport
Window features
Double Pane Windows, Vinyl Frames
Patio and Porch features
Patio, Porch
Interior features
Built-in Features, Laminate Counters
Appliances
Dryer, Range, Refrigerator, Washer, Water Heater
Subdivision
Cloverdale Addition
Lot features
Fenced, Level
Elementary school
Washington Elem
Middle school
Oakdale Middle
High school
South Medford High
Standard status
Active
APN
10412141
Size
976 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1860
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
in-unit laundry
covered front porches
fenced backyard
carports
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Flooring type
Laminate, Tile
Building materials
Brick
Roof type
Composition
Architectural style
Ranch
Listing Agency:
John L. Scott Medford
(541) 779-3611
Listed By:
The Rasmussen Group · License #890200083
(541) 414-4430
Added: Nov 10, 2025
Changed: Sep 15
Last Checked: Sep 18 at 6:06AM
MLS# 220211804
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 976-square-foot duplex, built in 1950, contains two separate residences, each arranged with 1 bedroom, 1 bathroom, a full kitchen, and in-unit laundry. Interior details include laminate counters, laminate and tile flooring, and built-in features. Covered porches serve both units, while a large fenced backyard provides shared outdoor space. Carports with additional storage are reached from the alley.
The property has a brick exterior, composition roof, wall-furnace heating, and window or wall-unit cooling. Public water and public sewer serve the site. Existing occupants have expressed interest in remaining, and the property has an established rental history. Showings require 24-hour notice.
The property has a brick exterior, composition roof, wall-furnace heating, and window or wall-unit cooling. Public water and public sewer serve the site. Existing occupants have expressed interest in remaining, and the property has an established rental history. Showings require 24-hour notice.
Key Highlights
- Two‑unit duplex with 1 bedroom and 1 bathroom per residence
- 976 square feet on a 0.19‑acre lot
- Covered front porches and a large fenced backyard
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
$10,459
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
4.10%
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%
$209,180
$209.2K
Cap Rate 7%
$149,414
$149.4K
Cap Rate 9%
$116,211
$116.2K
Market Conditions
NOI Build-Up for 976 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
$15.8K $16.20/SF
− Vacancy
−$870 −$0.89/SF
EGI
$14.9K $15.31/SF
− OpEx
−$4.5K −$4.59/SF
NOI
$10.5K $10.72/SF
Area
Jackson County, OR
Vacancy
5.50%
Lease Rate
$16.20 /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%
$209,180
Cap Rate 7%
$149,414
Cap Rate 9%
$116,211
Alternative Uses
Best Use
Multifamily LT 5
$149.4K
$130.7K – $174.3K
NOI $10,459 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$131.1K
$114.7K – $153.0K
NOI $9,179 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$235.6K
$206.1K – $274.8K
NOI $16,490 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,070
Businesses Nearby
Explore this area
Business Placement
Demographics for 97501, OR
47,519
Population
19,370
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
90%
High-School Grad
45.3 sq mi
ZIP Area
1,049
Density / Sq Mi
$61,971
Median Household Income
$36,471
Median Earnings
$1,238
Median Rent
$325,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom residences with private laundry, fenced outdoor space, carports, and alley access.
Where is this duplex located?
The property is located at 1048 W 13th Street Medford, OR.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: Two‑unit duplex with 1 bedroom and 1 bathroom per residence; 976 square feet on a 0.19‑acre lot; Covered front porches and a large fenced backyard
