Two-Home Multifamily
For Sale
$599,000
1445 W 11th Ave, Eugene, OR 97402
Two residences share one lot, combining historic character with a renovated secondary home and middle-housing eligibility.
Property Size2,682 SF
Price / SF$223.34
Days on Market43
Property Features for 1445 W 11th Ave
General Information
Standard status
Active
Size
2,682 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1927
Buildings
2
Listing Agency:
Amy Dean Real Estate, Inc.
(541) 554-4442
Listed By:
Amy Dean · License #200504349
Source:
Wyndeekono
Added: Jul 21
Changed: Aug 27
Last Checked: Aug 31 at 6:50PM
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 Amy Dean Real Estate, Inc.
Investment Insights
Based on property information with market context.
This multifamily property includes two homes on one lot with a combined property size of 2,682 and a 1927 construction date. The main residence features wood flooring, arched doorways, built-in storage, large bedrooms, and a full unfinished basement. The rear home has undergone extensive renovation, including new windows, insulation, heaters, sheetrock, flooring, and electrical work. It also includes a stacked washer/dryer, refrigerator, stove, and microwave.
The property includes 1445 and 1445½ W 11th Avenue in Eugene, Oregon. Lane County qualification for middle housing allows 3–4 units per lot, subject to buyer verification. Both residences are included in the offering, creating a two-home configuration with documented additional housing eligibility.
The property includes 1445 and 1445½ W 11th Avenue in Eugene, Oregon. Lane County qualification for middle housing allows 3–4 units per lot, subject to buyer verification. Both residences are included in the offering, creating a two-home configuration with documented additional housing eligibility.
Key Highlights
- Two homes situated on one lot
- Main home dates to 1927 and includes wood floors, arched doorways, built‑ins, large bedrooms, and an unfinished basement
- Rear home renovated with windows, insulation, heaters, sheetrock, flooring, and electrical
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
$20,987
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
3.50%
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%
$419,740
$419.7K
Cap Rate 7%
$299,814
$299.8K
Cap Rate 9%
$233,189
$233.2K
Market Conditions
NOI Build-Up for 2,682 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
$38.6K $14.40/SF
− Vacancy
−$463 −$0.17/SF
EGI
$38.2K $14.23/SF
− OpEx
−$17.2K −$6.40/SF
NOI
$21.0K $7.82/SF
Area
Eugene, OR
Vacancy
1.20%
Lease Rate
$14.40 /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%
$419,740
Cap Rate 7%
$299,814
Cap Rate 9%
$233,189
Alternative Uses
Best Use
Apartment 5plus
$299.8K
$262.3K – $349.8K
NOI $20,987 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$809.2K
$708.1K – $944.1K
NOI $56,644 @ 7.0% cap · market cap 9.46%
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
1,334
Businesses Nearby
Explore this area
Business Placement
Demographics for 97402, OR
56,610
Population
23,882
Households
2.4
Avg Household Size
38
Median Age
26%
College-Educated
91%
High-School Grad
68.6 sq mi
ZIP Area
825
Density / Sq Mi
$55,743
Median Household Income
$35,728
Median Earnings
$1,287
Median Rent
$330,000
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 - Two residences share one lot, combining historic character with a renovated secondary home and middle-housing eligibility.
Where is this multifamily property located?
The property is located at 1445 W 11th Ave Eugene, OR.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two homes situated on one lot; Main home dates to 1927 and includes wood floors, arched doorways, built‑ins, large bedrooms, and an unfinished basement; Rear home renovated with windows, insulation, heaters, sheetrock, flooring, and electrical
