Downtown Office Building for
For Sale
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142 W 8th Ave, Eugene, OR 97401
Two-story office building in downtown location, suitable for professional services.
Property Size7,963 SF
Price / SF$194.65
Days on Market720
Property Features for 142 W 8th Ave
General Information
Standard status
Active
Size
7,963 SF
Class
B
Property subtype
Office
Zoning
C-3 Major Commercial
Building Details
Year Renovated
2005
Stories
2
Tenancy
Multi
Listing Agency:
Campbell Commercial Real Estate
Listed By:
Bill Newland · License #OR 200812038
(541) 484-2214
Source:
Crexi
Added: Sep 16, 2024
Changed: Aug 26
Last Checked: Sep 1 at 9:13PM
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 Campbell Commercial Real Estate
Investment Insights
Based on property information with market context.
This two-story building offers a professional space in the heart of downtown. The layout includes nine offices on the first floor and 10 on the second floor, accompanied by open workstations, break rooms, and a work center on each level. There are also three restrooms, two of which are ADA-compliant, and one equipped with a shower. It is situated on W 8th Ave between Olive St and Charnelton, steps away from the Lane County Circuit Court, federal courthouse, shops, restaurants, and major bus lines. This property is suitable for therapists, attorneys, counseling services, or any business that values privacy and collaboration. The property size is 7963 square feet.
Key Highlights
- Prime downtown location near Lane County Circuit Court, federal courthouse, shops, restaurants, and major bus lines.
- Multiple private offices: 9 on the first floor and 10 on the second floor.
- Suitable for businesses valuing privacy and collaboration, such as therapists, attorneys, and counseling services.
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
$121,834
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
7.86%
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%
$2,436,680
$2.4M
Cap Rate 7%
$1,740,486
$1.7M
Cap Rate 9%
$1,353,711
$1.4M
Market Conditions
NOI Build-Up for 7,963 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
$191.1K $24.00/SF
− Vacancy
−$28.7K −$3.60/SF
EGI
$162.4K $20.40/SF
− OpEx
−$40.6K −$5.10/SF
NOI
$121.8K $15.30/SF
Area
Eugene, OR
Vacancy
15.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,436,680
Cap Rate 7%
$1,740,486
Cap Rate 9%
$1,353,711
Alternative Uses
Best Use
Office B
$1.74M
$1.52M – $2.03M
NOI $121,834 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $168,179 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,840
Businesses Nearby
Explore this area
Business Placement
Demographics for 97401, OR
45,634
Population
24,220
Households
1.9
Avg Household Size
32
Median Age
47%
College-Educated
96%
High-School Grad
9.3 sq mi
ZIP Area
4,907
Density / Sq Mi
$51,244
Median Household Income
$26,604
Median Earnings
$1,318
Median Rent
$472,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-story office building in downtown location, suitable for professional services.
Where is this office building located?
The property is located at 142 W 8th Ave Eugene, OR.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Prime downtown location near Lane County Circuit Court, federal courthouse, shops, restaurants, and major bus lines.; Multiple private offices: **9 on the first floor and 10 on the second floor.**; Suitable for businesses valuing privacy and collaboration, such as therapists, attorneys, and counseling services.
