Updated Duplex with Two
For Sale
$399,900
1760 McCoy Av, Salem, OR 97301
Both units have washer/dryer hookups, updated windows, and a new ductless heating system.
Property Size2,530 SF
Days on Market10
Property Features for 1760 McCoy Av
General Information
Standard status
Active
Size
2,530 SF
Property subtype
Multi Family Home
Units
Unit Mix
1 x 1BR/1BA, 1 x 4BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
W/D hookups
Building Details
Building Size
2,530 SF
Buildings
1
Units
2
Listing Agency:
John L. Scott-Salem
(541) 514-1779
Listed By:
Alex McCarthy · License #201245596
(541) 514-1779
Source:
Allprofessionalsre
Added: Aug 11
Changed: Aug 17
Last Checked: Aug 20 at 2:27PM
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 John L. Scott-Salem
Investment Insights
Based on property information with market context.
This updated duplex in Salem’s Grant neighborhood contains two residential units with distinct configurations. The lower level offers a 1 bed / 1 bath layout, while the main and upper floors form a larger 4 bed / 2 bath residence. Both units include washer and dryer hookups, and recent property improvements include updated windows plus a new heat pump with ductless minisplit equipment.
The property provides access to downtown Salem, Lancaster, and I-5. The source information also reports a 10%+ pro forma CAP rate and identifies the duplex as suitable for multigenerational living or investment use.
The property provides access to downtown Salem, Lancaster, and I-5. The source information also reports a 10%+ pro forma CAP rate and identifies the duplex as suitable for multigenerational living or investment use.
Key Highlights
- Two‑unit duplex with a 1 bed / 1 bath lower‑level apartment
- Main and top floors configured as a 4 bed / 2 bath unit
- New heat pump with ductless minisplit
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
$30,386
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
7.60%
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%
$607,720
$607.7K
Cap Rate 7%
$434,086
$434.1K
Cap Rate 9%
$337,622
$337.6K
Market Conditions
NOI Build-Up for 2,530 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
$46.5K $18.36/SF
− Vacancy
−$3.0K −$1.20/SF
EGI
$43.4K $17.16/SF
− OpEx
−$13.0K −$5.15/SF
NOI
$30.4K $12.01/SF
Area
Salem, OR
Vacancy
6.55%
Lease Rate
$18.36 /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%
$607,720
Cap Rate 7%
$434,086
Cap Rate 9%
$337,622
Alternative Uses
Best Use
Multifamily LT 5
$434.1K
$379.8K – $506.4K
NOI $30,386 @ 7.0% cap · market cap 7.60%
Second Best
Apartment 5plus
$399.8K
$349.8K – $466.4K
NOI $27,983 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$671.7K
$587.8K – $783.7K
NOI $47,022 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
944
Businesses Nearby
Explore this area
Business Placement
Demographics for 97301, OR
56,393
Population
21,419
Households
2.6
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
11.3 sq mi
ZIP Area
4,991
Density / Sq Mi
$57,497
Median Household Income
$33,220
Median Earnings
$1,197
Median Rent
$310,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both units have washer/dryer hookups, updated windows, and a new ductless heating system.
Where is this duplex located?
The property is located at 1760 McCoy Av Salem, OR.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two‑unit duplex with a 1 bed / 1 bath lower‑level apartment; Main and top floors configured as a 4 bed / 2 bath unit; New heat pump with ductless minisplit
