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    La Pine Duplex Investment Opportunity Title is generated by Realmo AI

    16406 Heath Drive, La Pine, OR 97739

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    For Sale
    $469,000

    MULTI_FAMILY - Other - La Pine, OR

    Property size:
    2,950 SF
    Lot size:
    0.27 Acres
    Price / SF:
    $158/SF
    Added:
    May 25, 2026
    Days on Market:
    4
    Last Refresh:
    May 28 at 2:06 am

    Property Features for 16406 Heath Drive

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Driveway, Open
    Security features
    Security System
    Window features
    Double Pane Windows, Vinyl Frames
    Patio and Porch features
    Porch
    Interior features
    Laminate Counters, Pantry, Shower/Tub Combo, Vaulted Ceiling(s)
    Appliances
    Dishwasher, Microwave, Range, Refrigerator
    Standard status
    Active
    APN
    241263
    Size
    2,950 SF
    Lot size
    0.27 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3938

    Utilities

    Sewer type
    Public Sewer, Septic Tank
    Heating system
    Electric (Heating)
    Water source
    Public

    Building Details

    Year built
    2004
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Vinyl, Carpet
    Building materials
    Frame
    Roof type
    Composition
    Architectural style
    Other

    We can help!

    Listing Contact
    Tisha Anderson

    Listing agent Tisha Anderson License #200602394

    Listing office La Pine Realty 51681 Huntington Road Suite C, La Pine, OR

    Listing date May 25, 2026

    MLS# 220222089 Listing URL

    Copyright © 2026 Oregon Data Share. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Duplex featuring two spacious units, each with 3 bedrooms and 2.5 bathrooms.
    • Built in 2004, offering modern construction.
    • Each unit includes a primary suite with a private bath.
    • Enjoy the convenience of an attached single‑car garage and a fenced backyard for each unit.
    • Convenient laundry room with a half bath on the main floor of each unit.
    • Ideally positioned on a corner lot behind grocery stores for easy shopping.

    Overview

    This duplex, constructed in 2004, presents an investment opportunity with two spacious units. Each unit features 3 bedrooms and 2.5 bathrooms. The layout includes open living rooms and well-equipped kitchens. A laundry room with a half bath is located on the main floor of each unit. Upstairs, each unit offers a primary suite with a private bath, along with two additional bedrooms and another full bath. Each side of the duplex includes an attached single-car garage and a fenced backyard. The property is situated on a corner lot. The property is located behind grocery stores, providing convenient access to shopping and daily necessities. The property size is 2950 square feet and the lot size is 0.27 acres.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $459.8K
    NOI $41,384 @ 9.00% cap · cautious / downside scenario
    Moderate
    $591.2K
    NOI $41,384 @ 7.00% cap · market / base-case scenario
    Aggressive
    $827.7K
    NOI $41,384 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $63.7k $21.60
    − Vacancy −$4.6k −$1.56
    EGI $59.1k $20.04
    − OpEx −$17.7k −$6.01
    NOI $41.4k $14.03
    2,950 SF · lease $21.60/SF/yr · vacancy 7.22% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $591.2K
    $517.3K – $689.7K (±1% cap)
    NOI $41,384 @ 7.0% cap · market cap 8.82%
    Second Best
    Apartment 5plus
    $539.7K
    $472.3K – $629.7K (±1% cap)
    NOI $37,780 @ 7.0% cap · market cap 8.06%
    Theoretical Best
    Retail
    $1.02M
    $888.4K – $1.18M (±1% cap)
    NOI $71,069 @ 7.0% cap · market cap 15.15%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Dental Office Big Box & Wholesale Store Auto Repair Shop Spa & Massage Center Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    La Pine
    County
    Deschutes
    State
    Oregon
    Longitude
    -121.505186
    Latitude
    43.66345

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    FAQs

    What type of property is this?
    Duplex - 2004 duplex with spacious units, ideal for rental income.
    Where is this duplex located?
    The property is located at 16406 Heath Drive La Pine, OR.
    What is the asking price?
    The asking price for this property is $469,000.
    What are key features of this property?
    This property features: Duplex featuring two spacious units, each with 3 bedrooms and 2.5 bathrooms.; Built in 2004, offering modern construction.; Each unit includes a primary suite with a private bath.
    (541) 420-1361
    We can help!
    Listing Contact
    Tisha Anderson
    Real Estate License ID: 200602394
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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