Mixed-Use Community with Live/Work
New
For Sale
$11,639,000
265 W 8TH AVE, Eugene, OR 97401
The two-building property combines multiple apartment layouts with dedicated live/work residences under C-2 zoning.
Property Size94,861 SF
Lot Size0.83 Acres
Price / SF$122.70
Days on Market4
Property Features for 265 W 8TH AVE
General Information
Standard status
Active
Size
94,861 SF
Total Parking Spaces
52
Elevators
Yes
Lot size
0.83 Acres
Property subtype
Residential Income
Zoning
C-2
Net Operating Income
$681,594
Additional Details
Multifamily Units
111
Taxes and HOA fees
Annual Taxes
$6,091
Amenities
Accessible Entrance
None, Other
Wall Furnace
City
Assigned
Building Details
Building Size
94,861 SF
Year Built
2008
Buildings
2
Stories
6
Listed By:
Kristena Cox
(541) 501-3399
Source:
Evrealestate
Added: Oct 1
Changed: Oct 3
Last Checked: Oct 4 at 9:19AM
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 Kristena Cox
Investment Insights
Based on property information with market context.
WestTown on 8th is a mixed-use property built in 2008, with 111 units across two buildings. The 94,861-square-foot community sits on 0.83 acres and includes studios, one-bedroom and two-bedroom apartments, plus nine live/work units. Improvements include updated exterior siding, HVAC systems and elevators.
Located in downtown Eugene, the property is zoned C-2. Its affordability restrictions extend into 2083, and it was developed using Section 42 LIHTC tax credits.
Located in downtown Eugene, the property is zoned C-2. Its affordability restrictions extend into 2083, and it was developed using Section 42 LIHTC tax credits.
Key Highlights
- 111 units in two buildings, totaling 94,861 square feet
- Nine live/work units alongside studio, one‑bedroom and two‑bedroom apartments
- 0.83‑acre property in downtown Eugene
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
$742,284
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
6.38%
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%
$14,845,680
$14.8M
Cap Rate 7%
$10,604,057
$10.6M
Cap Rate 9%
$8,247,600
$8.2M
Market Conditions
NOI Build-Up for 94,861 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
$1.37M $14.40/SF
− Vacancy
−$16.4K −$0.17/SF
EGI
$1.35M $14.23/SF
− OpEx
−$607.3K −$6.40/SF
NOI
$742.3K $7.82/SF
Area
Eugene, OR
Vacancy
1.20%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$14,845,680
Cap Rate 7%
$10,604,057
Cap Rate 9%
$8,247,600
Alternative Uses
Best Use
Mixed Use
$20.12M
$17.61M – $23.48M
NOI $1,408,686 @ 7.0% cap · market cap 12.10%
Second Best
Apartment 5plus
$10.60M
$9.28M – $12.37M
NOI $742,284 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$28.62M
$25.04M – $33.39M
NOI $2,003,464 @ 7.0% cap · market cap 17.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
111
Residential units
Location Intelligence
Trade Area within ½ mile
5,436
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The two-building property combines multiple apartment layouts with dedicated live/work residences under C-2 zoning.
Where is this mixed-use property located?
The property is located at 265 W 8TH AVE Eugene, OR.
What is the asking price?
The asking price for this property is $11,639,000.
What are key features of this property?
This property features: 111 units in two buildings, totaling 94,861 square feet; Nine live/work units alongside studio, one‑bedroom and two‑bedroom apartments; 0.83‑acre property in downtown Eugene
