Duplex with Alley-Accessible
For Sale
$305,000
1048 W 13th Street, Medford, OR 97501
MULTI_FAMILY - Ranch - Medford, OR
Property Size976 SF
Lot Size0.19 Acres
Price / SF$312.50
Days on Market275
Property Features for 1048 W 13th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
SFR-10
Parking features
On Street, Alley, Carport
Window features
Double Pane Windows, Vinyl Frames
Patio and Porch features
Porch, Patio
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
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
in-unit laundry
covered front porches
fenced backyard
extra storage space
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: Aug 6
Last Checked: Aug 12 at 8:06PM
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.
Ranch-style duplex built in 1950 featuring brick construction and a composition roof. Each unit is set up with one bedroom and one bathroom, a full kitchen, and in-unit laundry. Interior finishes include laminate counters and newer laminate flooring, with tile flooring in the bathrooms, along with built-in features. Both homes provide covered front porches, and the property includes a large, fenced backyard.
Parking is accessible via an alley to carports, with extra storage space, and there is on-street parking as well. The home is served by public water and public sewer, with heating provided by wall furnaces and cooling via window or wall/window unit(s). Appliances include range, refrigerator, washer, dryer, and water heater.
With a strong rental history and long-term tenants who want to stay, this well-kept duplex offers a straightforward residential income setup. A 24-hour notice is required for showings to respect tenants.
Parking is accessible via an alley to carports, with extra storage space, and there is on-street parking as well. The home is served by public water and public sewer, with heating provided by wall furnaces and cooling via window or wall/window unit(s). Appliances include range, refrigerator, washer, dryer, and water heater.
With a strong rental history and long-term tenants who want to stay, this well-kept duplex offers a straightforward residential income setup. A 24-hour notice is required for showings to respect tenants.
Key Highlights
- Two 1‑bedroom, 1‑bath units with full kitchens and in‑unit laundry
- Alley access to carports plus extra storage space; on‑street parking
- Large, fenced backyard and covered front porches
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
3.43%
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 3.43%
Second Best
Apartment 5plus
$131.1K
$114.7K – $153.0K
NOI $9,179 @ 7.0% cap · market cap 3.01%
Theoretical Best
Office A
$235.6K
$206.1K – $274.8K
NOI $16,490 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
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 - Well-maintained duplex with two 1-bedroom, 1-bath units, in-unit laundry, and alley access to carports plus extra storage.
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 $305,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bath units with full kitchens and in‑unit laundry; Alley access to carports plus extra storage space; on‑street parking; Large, fenced backyard and covered front porches
