Updated Duplex with Vaulted
For Sale
$414,900
Pending
2523 E Main St, Cottage Grove, OR 97424
Both units provide two bedrooms, a full bathroom, dedicated dining space, kitchen storage, and a separate laundry room.
Property Size1,808 SF
Days on Market90
Property Features for 2523 E Main St
General Information
Standard status
Pending
Size
1,808 SF
Property subtype
Multi-Family
Building Details
Year Built
1998
Listing Agency:
eXp Realty LLC
(541) 514-7583
Listed By:
Jesse Haffly · License #201221936
Source:
Livingoregoncoast
Added: Jun 4
Changed: Aug 31
Last Checked: Aug 31 at 5:34PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This duplex contains 1,808 square feet across two residential units, with each unit offering two bedrooms, one full bathroom, a spacious living room with vaulted ceilings, a dedicated dining area, and a kitchen with ample storage. Separate laundry rooms are positioned off the kitchens, and updates have been completed over time. The property was built in 1998.
Both units are currently rented. The property is located at 2523 E Main St in Cottage Grove, Oregon. Showings are available by appointment, and tenant privacy is requested during the process.
Both units are currently rented. The property is located at 2523 E Main St in Cottage Grove, Oregon. Showings are available by appointment, and tenant privacy is requested during the process.
Key Highlights
- Two‑unit duplex totaling 1,808 square feet
- Each unit includes 2 bedrooms and 1 full bathroom
- Vaulted ceilings in both living rooms
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
$17,750
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
4.28%
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%
$355,000
$355.0K
Cap Rate 7%
$253,571
$253.6K
Cap Rate 9%
$197,222
$197.2K
Market Conditions
NOI Build-Up for 1,808 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
$27.1K $15.00/SF
− Vacancy
−$1.8K −$0.98/SF
EGI
$25.4K $14.03/SF
− OpEx
−$7.6K −$4.21/SF
NOI
$17.8K $9.82/SF
Area
Lane County, OR
Vacancy
6.50%
Lease Rate
$15.00 /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%
$355,000
Cap Rate 7%
$253,571
Cap Rate 9%
$197,222
Alternative Uses
Best Use
Multifamily LT 5
$253.6K
$221.9K – $295.8K
NOI $17,750 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$236.1K
$206.6K – $275.4K
NOI $16,524 @ 7.0% cap · market cap 3.98%
Theoretical Best
Office A
$457.4K
$400.2K – $533.6K
NOI $32,018 @ 7.0% cap · market cap 7.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
409
Businesses Nearby
Explore this area
Business Placement
Demographics for 97424, OR
18,750
Population
7,920
Households
2.4
Avg Household Size
45
Median Age
22%
College-Educated
91%
High-School Grad
246.2 sq mi
ZIP Area
76
Density / Sq Mi
$71,985
Median Household Income
$36,588
Median Earnings
$1,012
Median Rent
$349,700
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 provide two bedrooms, a full bathroom, dedicated dining space, kitchen storage, and a separate laundry room.
Where is this duplex located?
The property is located at 2523 E Main St Cottage Grove, OR.
What is the asking price?
The asking price for this property is $414,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,808 square feet; Each unit includes 2 bedrooms and 1 full bathroom; Vaulted ceilings in both living rooms
