Four-Bedroom
New
For Sale
$449,000
1278 44th AVE, Sweet Home, OR 97386
Both residences feature quartz counters, shaker cabinetry, stainless steel appliances, and individual ductless heating and cooling.
Property Size2,560 SF
Price / SF$175.39
Days on Market1
Property Features for 1278 44th AVE
General Information
Standard status
Active
Size
2,560 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 4-bedroom
Multifamily Units
2
Building Details
Year Built
2020
Buildings
1
Listing Agency:
John L. Scott
Listed By:
Nick Shivers Team | eXp Realty
(503) 594-0805
Source:
Nickshivers
Added: Sep 24
Last Checked: Sep 24 at 1:51PM
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 John L. Scott
Investment Insights
Based on property information with market context.
Built in 2020, this 2,560-square-foot duplex contains two four-bedroom residences. Each unit has quartz countertops, shaker cabinets, stainless steel appliances, and a ductless system for heating and cooling. The interiors feature a contemporary finish palette.
Located in Sweet Home, Oregon, the property is offered for sale as a duplex.
Located in Sweet Home, Oregon, the property is offered for sale as a duplex.
Key Highlights
- 2,560 SF duplex completed in 2020
- Two residences, each with a four‑bedroom layout
- Quartz countertops, shaker cabinets, and stainless steel appliances in each unit
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
$24,166
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
5.38%
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%
$483,320
$483.3K
Cap Rate 7%
$345,229
$345.2K
Cap Rate 9%
$268,511
$268.5K
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
$35.3K $13.80/SF
− Vacancy
−$805 −$0.31/SF
EGI
$34.5K $13.49/SF
− OpEx
−$10.4K −$4.05/SF
NOI
$24.2K $9.44/SF
Area
Linn County, OR
Vacancy
2.28%
Lease Rate
$13.80 /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%
$483,320
Cap Rate 7%
$345,229
Cap Rate 9%
$268,511
Alternative Uses
Best Use
Multifamily LT 5
$345.2K
$302.1K – $402.8K
NOI $24,166 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$318.0K
$278.3K – $371.0K
NOI $22,262 @ 7.0% cap · market cap 4.96%
Theoretical Best
Office A
$745.8K
$652.6K – $870.1K
NOI $52,204 @ 7.0% cap · market cap 11.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
Business Placement
Demographics for 97386, OR
14,611
Population
6,339
Households
2.3
Avg Household Size
44
Median Age
11%
College-Educated
87%
High-School Grad
125.9 sq mi
ZIP Area
116
Density / Sq Mi
$68,116
Median Household Income
$37,125
Median Earnings
$1,141
Median Rent
$302,200
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 - Both residences feature quartz counters, shaker cabinetry, stainless steel appliances, and individual ductless heating and cooling.
Where is this duplex located?
The property is located at 1278 44th AVE Sweet Home, OR.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 2,560 SF duplex completed in 2020; Two residences, each with a four‑bedroom layout; Quartz countertops, shaker cabinets, and stainless steel appliances in each unit
