Five-Unit Multifamily
For Sale
$599,000
Pending
1741 Rogue River Highway, Grants Pass, OR 97527
Mixed-format rental property with occupied units and multiple recent renovations on one parcel.
Property Size4,332 SF
Days on Market58
Property Features for 1741 Rogue River Highway
General Information
Standard status
Pending
Size
4,332 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
5
Building Details
Year Built
1963
Listing Agency:
RE/MAX Integrity Grants Pass
(541) 660-5726
Listed By:
Andy Fontes
Source:
Portlandoregonhomelistings
Added: Jul 5
Changed: Aug 31
Last Checked: Aug 30 at 6:06PM
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 RE/MAX Integrity Grants Pass
Investment Insights
Based on property information with market context.
This multifamily property at 1741 Rogue River Highway comprises five rental units on a single parcel. The configuration includes a stick-built duplex, two manufactured homes that have received extensive updates, and a renovated park-model tiny home. The property contains 4,332 square feet and was built in 1963.
Long-term tenants are in place across the rental mix, providing an established occupancy profile. Recent improvements span multiple units, including the renovated park-model home and updates to both manufactured residences. The combination of conventional and manufactured housing creates a varied five-unit residential income property within one site.
Long-term tenants are in place across the rental mix, providing an established occupancy profile. Recent improvements span multiple units, including the renovated park-model home and updates to both manufactured residences. The combination of conventional and manufactured housing creates a varied five-unit residential income property within one site.
Key Highlights
- Five rental units located on a single parcel
- Unit mix includes a stick‑built duplex, two manufactured homes, and a park‑model tiny home
- Two manufactured homes have been extensively updated
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
$32,663
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
5.45%
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%
$653,260
$653.3K
Cap Rate 7%
$466,614
$466.6K
Cap Rate 9%
$362,922
$362.9K
Market Conditions
NOI Build-Up for 4,332 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
$62.4K $14.40/SF
− Vacancy
−$3.0K −$0.69/SF
EGI
$59.4K $13.71/SF
− OpEx
−$26.7K −$6.17/SF
NOI
$32.7K $7.54/SF
Area
Josephine County, OR
Vacancy
4.80%
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%
$653,260
Cap Rate 7%
$466,614
Cap Rate 9%
$362,922
Alternative Uses
Best Use
Apartment 5plus
$466.6K
$408.3K – $544.4K
NOI $32,663 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$982.2K
$859.5K – $1.15M
NOI $68,756 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 97527, OR
36,358
Population
15,481
Households
2.3
Avg Household Size
49
Median Age
19%
College-Educated
90%
High-School Grad
219.8 sq mi
ZIP Area
165
Density / Sq Mi
$66,396
Median Household Income
$35,825
Median Earnings
$1,350
Median Rent
$408,200
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?
Multifamily property - Mixed-format rental property with occupied units and multiple recent renovations on one parcel.
Where is this multifamily property located?
The property is located at 1741 Rogue River Highway Grants Pass, 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: Five rental units located on a single parcel; Unit mix includes a stick‑built duplex, two manufactured homes, and a park‑model tiny home; Two manufactured homes have been extensively updated
