New Ranch-Style
New
For Sale
$439,900
2032 SW Allen Creek Road, Grants Pass, OR 97527
MULTI_FAMILY - Ranch - Grants Pass, OR
Property Size1,602 SF
Lot Size0.19 Acres
Price / SF$274.59
Days on Market1
Property Features for 2032 SW Allen Creek Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
R-3
Parking features
Driveway
Window features
Double Pane Windows, Vinyl Frames
Patio and Porch features
Porch
Interior features
Ceiling Fan(s), Granite Counters, Primary Downstairs, Vaulted Ceiling(s), Walk-In Closet(s)
Appliances
Instant Hot Water, Dishwasher, Dryer, Oven, Range, Refrigerator, Tankless Water Heater, Washer
Lot features
Landscaped, Level, Sprinkler Timer(s), Sprinklers In Front
Elementary school
Allen Dale Elem
Middle school
South Middle
High school
Grants Pass High
Directions
Redwood Hwy 199 to Allen Creek Rd to Address just past W. Harbeck on the right.
Standard status
Active
APN
R4005498
Size
1,602 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating)
Cooling system
Ductless
Water source
Public
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Flooring type
Laminate
Building materials
Frame
Roof type
Composition
Architectural style
Ranch
Listing Agency:
RE/MAX Integrity Grants Pass · RE/MAX International
(541) 955-8483
Listed By:
Michael D Masters · License #801004242
(541) 770-3325
Added: Aug 12
Last Checked: Aug 12 at 11:06PM
MLS# 220226900
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.
Investment Insights
Based on property information with market context.
This ranch-style duplex contains two residential units within approximately 1,602 square feet. The newly built property features spacious living and bedroom areas, vaulted ceilings, granite countertops, custom cabinetry, walk-in closets, and primary bedrooms on the main level. Laminate flooring, frame construction, composition roofing, and ductless heating and cooling are included. Each unit is supported by a private driveway and porch.
The property is located near a hospital, medical services, grocery shopping, and restaurants. Public water and public sewer serve the duplex. Appliances include ranges, ovens, refrigerators, dishwashers, washers, and dryers, along with tankless water heaters and instant hot water systems.
The property is located near a hospital, medical services, grocery shopping, and restaurants. Public water and public sewer serve the duplex. Appliances include ranges, ovens, refrigerators, dishwashers, washers, and dryers, along with tankless water heaters and instant hot water systems.
Key Highlights
- Two‑unit ranch‑style duplex totaling 1,602 square feet
- Built in 2026 with frame construction and composition roofing
- Granite counters, custom cabinets, vaulted ceilings, and walk‑in closets
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
Lease Details
2
Residential units
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 granite finishes, vaulted ceilings, private driveways, and efficient ductless heating and cooling.
Where is this duplex located?
The property is located at 2032 SW Allen Creek Road 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: Two‑unit ranch‑style duplex totaling 1,602 square feet; Built in 2026 with frame construction and composition roofing; Granite counters, custom cabinets, vaulted ceilings, and walk‑in closets
