Office Condominium Units with Flexible
For Sale
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1744 E MCANDREWS RD, Medford, OR 97504
Three adjoining office condominiums offer immediate occupancy, future availability, and existing income from one suite.
Property Size3,358 SF
Price / SF$193.57
Days on Market13
Property Features for 1744 E MCANDREWS RD
General Information
Standard status
Active
Size
3,358 SF
Class
A
Property subtype
Retail, Office
Zoning
C-C
Lease Type
NNN
Building Details
Year Built
1987
Buildings
1
Units
3
Tenancy
Multi
Listing Agency:
RE/MAX Platinum Commercial
(541) 301-7125
Listed By:
David Wright · License #OR 200004070
Source:
Crexi
Added: Jul 31
Changed: Aug 9
Last Checked: Aug 11 at 9:21AM
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 Platinum Commercial
Investment Insights
Based on property information with market context.
This office condominium offering includes three commercial units conveyed together within McAndrews Plaza. The combined property contains 3,358 square feet, with 2,208 square feet available for immediate occupancy and an additional 422 square feet scheduled to become available at the end of September 2026. Suite I provides income through July 30, 2028.
Suite J is configured with a reception counter, conference room, five offices, two bathrooms including one ADA bathroom, a break room, and central space suitable for storage or desks. The units may be used in combination or operated as separate suites, providing flexibility for occupancy or leasing arrangements. Built in 1987, the property carries C-C zoning.
Suite J is configured with a reception counter, conference room, five offices, two bathrooms including one ADA bathroom, a break room, and central space suitable for storage or desks. The units may be used in combination or operated as separate suites, providing flexibility for occupancy or leasing arrangements. Built in 1987, the property carries C-C zoning.
Key Highlights
- Three office condominium units sold together
- 3,358 square feet combined; 2,208 square feet available immediately
- Additional 422 square feet scheduled for availability at the end of September 2026
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
$41,102
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
6.32%
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%
$822,040
$822.0K
Cap Rate 7%
$587,171
$587.2K
Cap Rate 9%
$456,689
$456.7K
Market Conditions
NOI Build-Up for 3,358 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
$64.5K $19.20/SF
− Vacancy
−$9.7K −$2.88/SF
EGI
$54.8K $16.32/SF
− OpEx
−$13.7K −$4.08/SF
NOI
$41.1K $12.24/SF
Area
Jackson County, OR
Vacancy
15.00%
Lease Rate
$19.20 /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%
$822,040
Cap Rate 7%
$587,171
Cap Rate 9%
$456,689
Alternative Uses
Best Use
Office B
$587.2K
$513.8K – $685.0K
NOI $41,102 @ 7.0% cap · market cap 6.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$810.5K
$709.2K – $945.6K
NOI $56,737 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 97504, OR
49,942
Population
21,290
Households
2.3
Avg Household Size
43
Median Age
38%
College-Educated
93%
High-School Grad
43.3 sq mi
ZIP Area
1,153
Density / Sq Mi
$81,233
Median Household Income
$43,744
Median Earnings
$1,387
Median Rent
$447,800
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 units - Three adjoining office condominiums offer immediate occupancy, future availability, and existing income from one suite.
Where is this office units located?
The property is located at 1744 E MCANDREWS RD Medford, OR.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Three office condominium units sold together; 3,358 square feet combined; 2,208 square feet available immediately; Additional 422 square feet scheduled for availability at the end of September 2026
