Multifamily Property with Water
For Sale
$675,000
12071 Old Stage Rd, Gold Hill, OR 97525
Four living configurations offer private yards within an Exclusive Farm Use setting.
Property Size4,282 SF
Lot Size6.79 Acres
Price / SF$157.64
Days on Market37
Property Features for 12071 Old Stage Rd
General Information
Standard status
Active
Size
4,282 SF
Lot size
6.79 Acres
Property subtype
Multi-Family
Zoning
Exclusive Farm Use
Units
Unit Mix
1 x 3BR/1BA, 1 x 3BR/1BA, 1 x 2BR/2BA, 1 x 1BR/1BA
Multifamily Units
4
Additional Details
Road Access
Yes
Amenities
multiple garden areas
full RV hookups
Building Details
Year Built
1940
Listing Agency:
Home and Land Real Estate
(541) 301-7980
Listed By:
Alice Lema, Principal Broker Home & Land
(541) 301-7980
Source:
Alicelema
Added: Jul 26
Changed: Aug 30
Last Checked: Aug 30 at 4:26PM
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 Home and Land Real Estate
Investment Insights
Based on property information with market context.
This 6.79-acre multifamily property contains four distinct living configurations. The improvements include a two-story main residence with 3 bedrooms and 1 bathroom, a second 3-bedroom, 1-bathroom home with a deck, and a duplex comprising one 2-bedroom, 2-bathroom unit plus a 1-bedroom, 1-bathroom unit. Each living configuration has its own private yard space. Built in 1940, the property also includes garden areas, full RV hookups, and a manufactured structure identified as permitted storage.
The property is located at 12071 Old Stage Rd in Gold Hill, Oregon, and is zoned Exclusive Farm Use. Water rights convey with the land. The combination of multiple residences, agricultural zoning, outdoor areas, and RV infrastructure creates a varied multifamily and rural property profile.
The property is located at 12071 Old Stage Rd in Gold Hill, Oregon, and is zoned Exclusive Farm Use. Water rights convey with the land. The combination of multiple residences, agricultural zoning, outdoor areas, and RV infrastructure creates a varied multifamily and rural property profile.
Key Highlights
- 6.79‑acre multifamily property with four separate living configurations
- Two‑story 3‑bed, 1‑bath main house built in 1940
- Second 3‑bed, 1‑bath home includes a deck
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
$45,887
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
6.80%
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%
$917,740
$917.7K
Cap Rate 7%
$655,529
$655.5K
Cap Rate 9%
$509,856
$509.9K
Market Conditions
NOI Build-Up for 4,282 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
$69.4K $16.20/SF
− Vacancy
−$3.8K −$0.89/SF
EGI
$65.6K $15.31/SF
− OpEx
−$19.7K −$4.59/SF
NOI
$45.9K $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%
$917,740
Cap Rate 7%
$655,529
Cap Rate 9%
$509,856
Alternative Uses
Best Use
Multifamily LT 5
$655.5K
$573.6K – $764.8K
NOI $45,887 @ 7.0% cap · market cap 6.80%
Second Best
Apartment 5plus
$575.3K
$503.4K – $671.2K
NOI $40,272 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$1.03M
$904.4K – $1.21M
NOI $72,349 @ 7.0% cap · market cap 10.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 97525, OR
5,392
Population
2,366
Households
2.3
Avg Household Size
51
Median Age
21%
College-Educated
95%
High-School Grad
108.2 sq mi
ZIP Area
50
Density / Sq Mi
$68,512
Median Household Income
$31,740
Median Earnings
$1,142
Median Rent
$426,700
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 - Four living configurations offer private yards within an Exclusive Farm Use setting.
Where is this multifamily property located?
The property is located at 12071 Old Stage Rd Gold Hill, OR.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 6.79‑acre multifamily property with four separate living configurations; Two‑story 3‑bed, 1‑bath main house built in 1940; Second 3‑bed, 1‑bath home includes a deck
