New Duplex with
For Sale
$729,900
Pending
2476 Roll Tide CT, Lebanon, OR 97355
Duplex in RM zoning with forced-air heating, a gas water heater, driveway, garage, and lake feature.
Property Size3,520 SF
Days on Market283
Property Features for 2476 Roll Tide CT
General Information
Standard status
Pending
Size
3,520 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
RM
Net Operating Income
$45,080
Taxes and HOA fees
Annual Taxes
$947
Amenities
Forced Air
Crawl Space
Gas Water Heater
Lake
Driveway, Garage
Building Details
Building Size
3,520 SF
Year Built
2026
Stories
2
Listing Agency:
BERKSHIRE HATHAWAY HOMESERVICES R E PROF
(503) 983-4405
Listed By:
Mark Shadrin · License #201215479
(503) 983-4405
Source:
Evrealestate
Added: Nov 21, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:29PM
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 BERKSHIRE HATHAWAY HOMESERVICES R E PROF
Investment Insights
Based on property information with market context.
This duplex was built in 2026 and is situated on Roll Tide CT in Lebanon, Oregon. The property includes forced-air heating, a gas water heater, and crawl-space construction. Exterior features include a driveway, garage, and lake feature, providing a defined combination of building systems and site amenities.
The property is located in Linn County near the S Santiam Hwy 20 and Russel Dr. area, with access continuing via River Dr. The RM zoning designation and duplex configuration identify the asset as a residential income property with two-unit functionality.
The property is located in Linn County near the S Santiam Hwy 20 and Russel Dr. area, with access continuing via River Dr. The RM zoning designation and duplex configuration identify the asset as a residential income property with two-unit functionality.
Key Highlights
- Duplex built in 2026
- RM zoning designation
- Forced‑air heating system
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
$33,228
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
4.55%
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%
$664,560
$664.6K
Cap Rate 7%
$474,686
$474.7K
Cap Rate 9%
$369,200
$369.2K
Market Conditions
NOI Build-Up for 3,520 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
$48.6K $13.80/SF
− Vacancy
−$1.1K −$0.31/SF
EGI
$47.5K $13.49/SF
− OpEx
−$14.2K −$4.05/SF
NOI
$33.2K $9.44/SF
Area
Linn County, OR
Vacancy
2.28%
Lease Rate
$13.80 /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%
$664,560
Cap Rate 7%
$474,686
Cap Rate 9%
$369,200
Alternative Uses
Best Use
Multifamily LT 5
$474.7K
$415.4K – $553.8K
NOI $33,228 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$437.3K
$382.6K – $510.2K
NOI $30,610 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$1.03M
$897.3K – $1.20M
NOI $71,781 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 97355, OR
32,413
Population
13,623
Households
2.4
Avg Household Size
41
Median Age
18%
College-Educated
91%
High-School Grad
214.3 sq mi
ZIP Area
151
Density / Sq Mi
$64,307
Median Household Income
$39,934
Median Earnings
$1,267
Median Rent
$332,700
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?
Duplex - Duplex in RM zoning with forced-air heating, a gas water heater, driveway, garage, and lake feature.
Where is this duplex located?
The property is located at 2476 Roll Tide CT Lebanon, OR.
What is the asking price?
The asking price for this property is $729,900.
What are key features of this property?
This property features: Duplex built in 2026; RM zoning designation; Forced‑air heating system
