Multifamily Property with
For Sale
$1,200,000
1190 N Tenmile Lake, Lakeside, OR 97449
Fourteen-acre lake setting with cabins, a primary residence, trails, boathouses, dock access, and multiple gathering areas.
Property Size12,158 SF
Lot Size14.00 Acres
Price / SF$98.70
Days on Market11
Property Features for 1190 N Tenmile Lake
General Information
Standard status
Active
Size
12,158 SF
Lot size
14.00 Acres
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
updating and remodeling
Additional Details
Multifamily Units
7
Amenities
walking trails
hiking paths
boathouses
dock
gazebo
Building Details
Year Built
1948
Listing Agency:
Harcourts Real Estate Network Group
(503) 594-0805
Listed By:
Nick Shivers Team | eXp Realty
(503) 594-0805
Source:
Nickshivers
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 26 at 12:49PM
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 Harcourts Real Estate Network Group
Investment Insights
Based on property information with market context.
This 14-acre multifamily property includes six cabins in varying stages of remodeling, a central lodge, and a 1948 craftsman-style main home. The lodge provides large communal areas, 2 bathrooms, a rock fireplace, lake views, and a substantial kitchen with upgraded appliances and storage. The residence features hardwood floors, a fireplace, and a spacious kitchen suited to group use.
Outdoor improvements include paved walking routes, unpaved hiking paths, two oversized boathouses, and a dock positioned for fishing and swimming. A gazebo with its own fireplace adds another covered gathering area within the open field. The property is located at 1190 N Tenmile Lake, Lakeside, OR 97449.
Outdoor improvements include paved walking routes, unpaved hiking paths, two oversized boathouses, and a dock positioned for fishing and swimming. A gazebo with its own fireplace adds another covered gathering area within the open field. The property is located at 1190 N Tenmile Lake, Lakeside, OR 97449.
Key Highlights
- 14‑acre property with six cabins and a central lodge
- 1948 craftsman‑style main home with hardwood flooring and fireplace
- Lodge includes 2 bathrooms, rock fireplace, lake views, and upgraded kitchen appliances
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
$101,828
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
8.49%
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%
$2,036,560
$2.0M
Cap Rate 7%
$1,454,686
$1.5M
Cap Rate 9%
$1,131,422
$1.1M
Market Conditions
NOI Build-Up for 12,158 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
$197.0K $16.20/SF
− Vacancy
−$11.8K −$0.97/SF
EGI
$185.1K $15.23/SF
− OpEx
−$83.3K −$6.85/SF
NOI
$101.8K $8.38/SF
Area
Coos County, OR
Vacancy
6.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$2,036,560
Cap Rate 7%
$1,454,686
Cap Rate 9%
$1,131,422
Alternative Uses
Best Use
Apartment 5plus
$1.45M
$1.27M – $1.70M
NOI $101,828 @ 7.0% cap · market cap 8.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.20M
$1.93M – $2.57M
NOI $154,066 @ 7.0% cap · market cap 12.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 97449, OR
2,225
Population
1,537
Households
1.4
Avg Household Size
61
Median Age
17%
College-Educated
94%
High-School Grad
45.2 sq mi
ZIP Area
49
Density / Sq Mi
$55,982
Median Household Income
$30,551
Median Earnings
$1,317
Median Rent
$293,100
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?
Multifamily property - Fourteen-acre lake setting with cabins, a primary residence, trails, boathouses, dock access, and multiple gathering areas.
Where is this multifamily property located?
The property is located at 1190 N Tenmile Lake Lakeside, OR.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 14‑acre property with six cabins and a central lodge; 1948 craftsman‑style main home with hardwood flooring and fireplace; Lodge includes 2 bathrooms, rock fireplace, lake views, and upgraded kitchen appliances
