Remodeled Duplex with Private
New
For Sale
$449,500
2970 LONGWOOD Dr, Reedsport, OR 97467
MultiFamily, Reedsport, OR
Property Size2,474 SF
Lot Size0.12 Acres
Price / SF$181.69
Days on Market1
Property Features for 2970 LONGWOOD Dr
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-1
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 5, Bedroom 2
Elementary school
Highland
Middle school
Reedsport
High school
Reedsport
Directions
Longwood Dr. to Address
Subdivision
_265
Standard status
Active
APN
R14547
Size
2,474 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
JOHNSON ADD, LOT 16, ACRES 0.12
Tax Annual Amount
3008
Legal Description
JOHNSON ADD, LOT 16, ACRES 0.12
Utilities
Heating system
Baseboard
Building Details
Year built
1954
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
Pacific Properties
(541) 269-5263
Listed By:
Shai Cancino
(541) 217-7521
Added: Aug 21
Last Checked: Aug 21 at 7:06PM
MLS# 232689302
Copyright © 2026 Regional Multiple Listing Services. 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 duplex contains 2,474 square feet on a 0.12-acre lot and dates to 1954. The first residence offers a single-level three-bedroom, one-bath layout with a remodeled kitchen featuring granite countertops, stainless steel appliances, and updated lighting. The second unit has fresh paint, new trim, and new appliances.
Property-wide improvements include replacement windows, new interior and exterior doors, refreshed siding paint, private decks, and fencing. Baseboard heating and a composition roof are in place, while R-1 zoning supports the existing residential configuration.
The property is located at 2970 LONGWOOD Dr in Reedsport, Oregon. The Pacific Ocean and Winchester Bay are four miles away, and the Dean Creek Elk Viewing Area is three miles from the property. The Oregon Dunes National Recreation Area and Umpqua Discovery Center are also identified as nearby area attractions.
Property-wide improvements include replacement windows, new interior and exterior doors, refreshed siding paint, private decks, and fencing. Baseboard heating and a composition roof are in place, while R-1 zoning supports the existing residential configuration.
The property is located at 2970 LONGWOOD Dr in Reedsport, Oregon. The Pacific Ocean and Winchester Bay are four miles away, and the Dean Creek Elk Viewing Area is three miles from the property. The Oregon Dunes National Recreation Area and Umpqua Discovery Center are also identified as nearby area attractions.
Key Highlights
- Two‑unit duplex totaling 2474 Square Feet on 0.12 acres
- First unit has 3 bedrooms, 1 bathroom, and a single‑level layout
- Remodeled first‑unit kitchen with granite countertops and stainless steel appliances
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
$12,687
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
2.82%
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%
$253,740
$253.7K
Cap Rate 7%
$181,243
$181.2K
Cap Rate 9%
$140,967
$141.0K
Market Conditions
NOI Build-Up for 2,474 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 $7.92/SF
− Vacancy
−$1.5K −$0.59/SF
EGI
$18.1K $7.33/SF
− OpEx
−$5.4K −$2.20/SF
NOI
$12.7K $5.13/SF
Area
Douglas County, OR
Vacancy
7.50%
Lease Rate
$7.92 /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%
$253,740
Cap Rate 7%
$181,243
Cap Rate 9%
$140,967
Alternative Uses
Best Use
Multifamily LT 5
$181.2K
$158.6K – $211.5K
NOI $12,687 @ 7.0% cap · market cap 2.82%
Second Best
Apartment 5plus
$170.1K
$148.9K – $198.5K
NOI $11,908 @ 7.0% cap · market cap 2.65%
Theoretical Best
Specialty Retail
$428.2K
$374.7K – $499.6K
NOI $29,974 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 97467, OR
5,602
Population
2,816
Households
2
Avg Household Size
53
Median Age
14%
College-Educated
93%
High-School Grad
327.9 sq mi
ZIP Area
17
Density / Sq Mi
$58,333
Median Household Income
$41,441
Median Earnings
$750
Median Rent
$224,100
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 upgraded kitchens, appliances, windows, doors, siding, fencing, and private outdoor decks.
Where is this duplex located?
The property is located at 2970 LONGWOOD Dr Reedsport, OR.
What is the asking price?
The asking price for this property is $449,500.
What are key features of this property?
This property features: Two‑unit duplex totaling 2474 Square Feet on 0.12 acres; First unit has 3 bedrooms, 1 bathroom, and a single‑level layout; Remodeled first‑unit kitchen with granite countertops and stainless steel appliances
