Duplex with Four-Bedroom
New
For Sale
$449,000
1278 44TH Ave, Sweet Home, OR 97386
MultiFamily, SweetHome, OR
Property Size2,560 SF
Lot Size0.19 Acres
Price / SF$175.39
Days on Market3
Property Features for 1278 44TH Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
8
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 8, Bedroom 6, Bedroom 3, Bedroom 5, Bathroom 1, Bathroom 6, Bathroom 4, Bedroom 7, Bathroom 2, Bathroom 3, Bathroom 5
Elementary school
Hawthorne
Middle school
Sweet Home
High school
Sweet Home
Directions
East on Main St, South on 44th Ave
Subdivision
_221
Standard status
Active
APN
0238655
Size
2,560 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
13S01E28DC
Tax Annual Amount
6258
Legal Description
13S01E28DC
Building Details
Year built
2020
Floors in Building
2
Number of units
2
Roof type
Shingle
Listing Agency:
ICON Real Estate Group
(541) 915-2080
Listed By:
Joshua Glaspie · License #201224520
(541) 359-9132
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 24 at 9:06PM
MLS# 360558941
Copyright © 2026 Regional Multiple Listing Services. 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.
Built in 2020, this duplex contains 2,560 square feet across two four-bedroom units. Each side offers a functional layout with contemporary finishes, including quartz countertops, shaker cabinets, and stainless steel appliances. Ductless heating and cooling systems serve both units, while the shingle roof adds to the property's established construction profile.
The property occupies 0.19 acres in Sweet Home, Oregon, within the 97386 ZIP code. R1 zoning applies to the site. The configuration provides two separate units with consistent design and construction, and the offering also supports the option to purchase one or two duplexes for a larger acquisition.
The property occupies 0.19 acres in Sweet Home, Oregon, within the 97386 ZIP code. R1 zoning applies to the site. The configuration provides two separate units with consistent design and construction, and the offering also supports the option to purchase one or two duplexes for a larger acquisition.
Key Highlights
- Two‑unit duplex with four‑bedroom layouts on each side
- Built in 2020 with 2,560 square feet
- Quartz countertops, shaker cabinets, and stainless steel 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
$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
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Open 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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - R1-zoned duplex with contemporary finishes and ductless heating and cooling in each unit.
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: Two‑unit duplex with four‑bedroom layouts on each side; Built in 2020 with 2,560 square feet; Quartz countertops, shaker cabinets, and stainless steel appliances
