New Custom
For Sale
$439,900
2032 Sw Allen Creek Rd, Grants Pass, OR 97527
Two-unit property with energy-efficient construction, generous living areas, and upgraded bath finishes.
Property Size1,602 SF
Price / SF$274.59
Days on Market20
Property Features for 2032 Sw Allen Creek Rd
General Information
Standard status
Active
Size
1,602 SF
Property subtype
Multi-Family
Building Details
Year Built
2026
Listing Agency:
RE/MAX Integrity Grants Pass
(541) 301-7980
Listed By:
Michael D Masters
Source:
Portlandoregonhomelistings
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 25 at 7:33AM
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.
Completed in 2026, this custom duplex contains 1,602 SF with two residential units designed around spacious living and bedroom areas. Interior details include oversized bathrooms, custom cabinetry, granite countertops, and energy-efficient construction. The property is positioned for executive-style residential use with upgraded finish work throughout.
The duplex is near a hospital, medical services, grocery shopping, and restaurants. Its two-unit configuration supports an owner-occupant arrangement, with the option to live in one unit while renting the other.
The duplex is near a hospital, medical services, grocery shopping, and restaurants. Its two-unit configuration supports an owner-occupant arrangement, with the option to live in one unit while renting the other.
Key Highlights
- 1,602 SF duplex completed in 2026
- Custom construction with energy‑efficient features
- Oversized bathrooms with custom cabinets and granite countertops
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
$13,012
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
2.96%
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%
$260,240
$260.2K
Cap Rate 7%
$185,886
$185.9K
Cap Rate 9%
$144,578
$144.6K
Market Conditions
NOI Build-Up for 1,602 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
$19.6K $12.24/SF
− Vacancy
−$1.0K −$0.64/SF
EGI
$18.6K $11.60/SF
− OpEx
−$5.6K −$3.48/SF
NOI
$13.0K $8.12/SF
Area
Josephine County, OR
Vacancy
5.20%
Lease Rate
$12.24 /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%
$260,240
Cap Rate 7%
$185,886
Cap Rate 9%
$144,578
Alternative Uses
Best Use
Multifamily LT 5
$185.9K
$162.7K – $216.9K
NOI $13,012 @ 7.0% cap · market cap 2.96%
Second Best
Apartment 5plus
$172.6K
$151.0K – $201.3K
NOI $12,079 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$363.2K
$317.8K – $423.8K
NOI $25,426 @ 7.0% cap · market cap 5.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
655
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with energy-efficient construction, generous living areas, and upgraded bath finishes.
Where is this duplex located?
The property is located at 2032 Sw Allen Creek Rd Grants Pass, OR.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 1,602 SF duplex completed in 2026; Custom construction with energy‑efficient features; Oversized bathrooms with custom cabinets and granite countertops
