Duplex with Fully Renovated Back
For Sale
$599,000
1445 W 11TH Ave, Eugene, OR 97402
MultiFamily, Eugene, OR
Property Size2,682 SF
Lot Size0.20 Acres
Price / SF$223.34
Days on Market319
Property Features for 1445 W 11TH Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
S-C/R-2
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 6, Bedroom 5, Bedroom 1, Bedroom 2, Bathroom 2
Elementary school
Cesar Chavez
Middle school
Arts & Tech
High school
Churchill
Directions
W11th and Taylor, just past Polk Street.
Subdivision
_245
Standard status
Active
APN
0477321
Size
2,682 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
17-04-36-13-15100
Tax Annual Amount
4614
Legal Description
17-04-36-13-15100
Building Details
Year built
1927
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
Amy Dean Real Estate, Inc.
(541) 554-4442
Listed By:
Amy Dean · License #200504349
(541) 554-4442
Added: Oct 7, 2025
Changed: Aug 19
Last Checked: Aug 21 at 7:06AM
MLS# 612706091
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.
This duplex configuration offers two homes on one lot at 1445 W 11th Ave and 1445 1/2 W 11th Ave in Eugene. The front home dates to 1927 and features light and bright interiors with wood floors, arched doorways, and abundant built-ins, plus large bedrooms and a full unfinished basement for added flexibility. The back home has been fully renovated with new windows, insulation, heaters, sheetrock, flooring, and electrical, and includes newer appliances such as a stacked washer/dryer, refrigerator, stove, and microwave.
The property sits on a 0.2-acre lot and is zoned S-C/R-2. Per Lane County, the property qualifies for middle housing, which may allow for the potential of 3-4 units per lot (buyer to verify). The roof is composition. Overall size is 2,682 square feet.
The property sits on a 0.2-acre lot and is zoned S-C/R-2. Per Lane County, the property qualifies for middle housing, which may allow for the potential of 3-4 units per lot (buyer to verify). The roof is composition. Overall size is 2,682 square feet.
Key Highlights
- Two homes on one lot at 1445 W 11th Ave and 1445 1/2 W 11th Ave
- 1927 front home with wood floors, arched doorways, built‑ins, and full unfinished basement
- Back home fully renovated with new 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
$24,054
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
4.02%
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%
$481,080
$481.1K
Cap Rate 7%
$343,629
$343.6K
Cap Rate 9%
$267,267
$267.3K
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
$34.8K $12.96/SF
− Vacancy
−$396 −$0.15/SF
EGI
$34.4K $12.81/SF
− OpEx
−$10.3K −$3.84/SF
NOI
$24.1K $8.97/SF
Area
Eugene, OR
Vacancy
1.14%
Lease Rate
$12.96 /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%
$481,080
Cap Rate 7%
$343,629
Cap Rate 9%
$267,267
Alternative Uses
Best Use
Multifamily LT 5
$343.6K
$300.7K – $400.9K
NOI $24,054 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$299.8K
$262.3K – $349.8K
NOI $20,987 @ 7.0% cap · market cap 3.50%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two homes on one lot in S-C/R-2 zoning, with a fully renovated back home and composition roof.
Where is this duplex 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 on one lot at 1445 W 11th Ave and 1445 1/2 W 11th Ave; 1927 front home with wood floors, arched doorways, built‑ins, and full unfinished basement; Back home fully renovated with new windows, insulation, heaters, sheetrock, flooring, and electrical
