Freestanding Office Building with
For Sale
$1,395,000
260 W 12th Ave, Eugene, OR 97401
Freestanding office building with 12 off-street parking spaces and an attached 2nd-floor apartment.
Property Size5,293 SF
Price / SF$263.56
Days on Market138
Property Features for 260 W 12th Ave
General Information
Standard status
Active
Size
5,293 SF
Total Parking Spaces
12
Zoning
C-2 | TD
Additional Details
Highway Access
Yes
Sprinkler System
Yes
Amenities
conference room
kitchen
ADA access
Building Details
Year Built
2008
Stories
2
Listing Agency:
Evans, Elder, Brown & Seubert
Listed By:
David Holland · License #200002060
(541) 345-4860
Source:
Wisser
Added: Apr 24
Changed: Sep 8
Last Checked: Sep 8 at 8:42AM
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 Evans, Elder, Brown & Seubert
Investment Insights
Based on property information with market context.
Freestanding office building constructed in 2008 with abundant natural light and ADA access. The building includes 4,096 SF of office space across two floors with 13 private offices, a conference room, work/copy room, reception, open area, and kitchen.
A self-contained 3-bedroom, 2-bath apartment on the second floor adds 1,197 SF, bringing total building size to 5,293 SF. The property is sprinklered and has 12 on-site off-street parking spaces located in the rear of the building.
Zoned C-2 | TD (Community Commercial | Transit Oriented Development Overlay), the building is offered for sale in Midtown, a few blocks south and west of Downtown, on a quiet street with easy access to highways via I-105 and nearby public transportation hubs.
A self-contained 3-bedroom, 2-bath apartment on the second floor adds 1,197 SF, bringing total building size to 5,293 SF. The property is sprinklered and has 12 on-site off-street parking spaces located in the rear of the building.
Zoned C-2 | TD (Community Commercial | Transit Oriented Development Overlay), the building is offered for sale in Midtown, a few blocks south and west of Downtown, on a quiet street with easy access to highways via I-105 and nearby public transportation hubs.
Key Highlights
- Freestanding 5,293 SF office building built in 2008 with separate 2nd‑floor apartment totaling 1,197 SF
- Layout includes 4,096 SF of office space with 13 private offices, conference room, work/copy room, reception, open area, and kitchen
- Second floor apartment is a 3‑bedroom, 2‑bath unit with 1,197 SF currently renting for $2,050/month
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
$80,983
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
5.81%
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%
$1,619,660
$1.6M
Cap Rate 7%
$1,156,900
$1.2M
Cap Rate 9%
$899,811
$899.8K
Market Conditions
NOI Build-Up for 5,293 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
$127.0K $24.00/SF
− Vacancy
−$19.1K −$3.60/SF
EGI
$108.0K $20.40/SF
− OpEx
−$27.0K −$5.10/SF
NOI
$81.0K $15.30/SF
Area
Eugene, OR
Vacancy
15.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,619,660
Cap Rate 7%
$1,156,900
Cap Rate 9%
$899,811
Alternative Uses
Best Use
Office B
$1.16M
$1.01M – $1.35M
NOI $80,983 @ 7.0% cap · market cap 5.81%
Second Best
Mixed Use
$1.12M
$982.5K – $1.31M
NOI $78,601 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$1.60M
$1.40M – $1.86M
NOI $111,788 @ 7.0% cap · market cap 8.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,581
Businesses Nearby
Explore this area
Business Placement
Demographics for 97401, OR
45,634
Population
24,220
Households
1.9
Avg Household Size
32
Median Age
47%
College-Educated
96%
High-School Grad
9.3 sq mi
ZIP Area
4,907
Density / Sq Mi
$51,244
Median Household Income
$26,604
Median Earnings
$1,318
Median Rent
$472,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Freestanding office building with 12 off-street parking spaces and an attached 2nd-floor apartment.
Where is this live-work space located?
The property is located at 260 W 12th Ave Eugene, OR.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Freestanding 5,293 SF office building built in 2008 with separate 2nd‑floor apartment totaling 1,197 SF; Layout includes 4,096 SF of office space with 13 private offices, conference room, work/copy room, reception, open area, and kitchen; Second floor apartment is a 3‑bedroom, 2‑bath unit with 1,197 SF currently renting for $2,050/month
