Tudor Multifamily Compound with
For Sale
$735,000
325 River Rd, Eugene, OR 97404
C2-zoned multifamily property with a detached cottage, shared garden, orchard, and gated resident parking.
Property Size3,746 SF
Lot Size0.64 Acres
Price / SF$196.21
Days on Market31
Property Features for 325 River Rd
General Information
Standard status
Active
Size
3,746 SF
Total Parking Spaces
10
Lot size
0.64 Acres
Zoning
C2
Financials
Gross Income
$59,040
Average Monthly Rent
$2,460
Units
Unit Mix
1 x 6BR/4BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
orchard
garden
communal laundry
Building Details
Year Built
1929
Buildings
2
Listing Agency:
Windermere RE Lane County
(541) 501-8319
Listed By:
Koalani Roberts
Source:
Veraanneinternational
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 31 at 6:34PM
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 Windermere RE Lane County
Investment Insights
Based on property information with market context.
This multifamily property occupies 0.64 acres across three tax lots and includes a 1929 Tudor residence with 3,746 square feet of total property size, plus a separate 682-square-foot cottage. The primary home offers six bedrooms and four bathrooms across three stories, along with vaulted ceilings, wood detailing, arched openings, large windows, and a traditional staircase. Shared residential amenities include a full kitchen, additional kitchenettes, and communal laundry. The one-bedroom, one-bath cottage includes its own full kitchen.
The grounds feature gated parking for 10 vehicles, a mature orchard, and a maintained garden shared by residents. C2 zoning supports multifamily housing, mixed-use residential and commercial use, bed and breakfast use, and complete redevelopment. The property is near the Chambers and River Road intersection, adjacent to Whiteaker, minutes from downtown Eugene, and one block from Maurie Jacobs Park and the Willamette River.
The grounds feature gated parking for 10 vehicles, a mature orchard, and a maintained garden shared by residents. C2 zoning supports multifamily housing, mixed-use residential and commercial use, bed and breakfast use, and complete redevelopment. The property is near the Chambers and River Road intersection, adjacent to Whiteaker, minutes from downtown Eugene, and one block from Maurie Jacobs Park and the Willamette River.
Key Highlights
- 0.64 acres across 3 tax lots
- 1929 Tudor main residence with 6 BR and 4 BA over 3 stories
- Separate 682 sq ft cottage with 1 BR, 1 BA, and full kitchen
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
$29,312
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
3.99%
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%
$586,240
$586.2K
Cap Rate 7%
$418,743
$418.7K
Cap Rate 9%
$325,689
$325.7K
Market Conditions
NOI Build-Up for 3,746 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
$53.9K $14.40/SF
− Vacancy
−$647 −$0.17/SF
EGI
$53.3K $14.23/SF
− OpEx
−$24.0K −$6.40/SF
NOI
$29.3K $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%
$586,240
Cap Rate 7%
$418,743
Cap Rate 9%
$325,689
Alternative Uses
Best Use
Apartment 5plus
$418.7K
$366.4K – $488.5K
NOI $29,312 @ 7.0% cap · market cap 3.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$989.0K – $1.32M
NOI $79,116 @ 7.0% cap · market cap 10.76%
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
1,054
Businesses Nearby
Explore this area
Business Placement
Demographics for 97404, OR
34,345
Population
13,823
Households
2.5
Avg Household Size
43
Median Age
33%
College-Educated
94%
High-School Grad
9.6 sq mi
ZIP Area
3,578
Density / Sq Mi
$80,355
Median Household Income
$41,184
Median Earnings
$1,408
Median Rent
$397,700
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 - C2-zoned multifamily property with a detached cottage, shared garden, orchard, and gated resident parking.
Where is this multifamily property located?
The property is located at 325 River Rd Eugene, OR.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: 0.64 acres across 3 tax lots; 1929 Tudor main residence with 6 BR and 4 BA over 3 stories; Separate 682 sq ft cottage with 1 BR, 1 BA, and full kitchen
