4-Unit Apartment
For Sale
Contact for pricing
3046 Sheraton Court, Medford, OR 97504
Four occupied residences offer a two-level bedroom and bathroom mix within MFR-20 zoning.
Property Size3,485 SF
Price / SF$200.86
Days on Market28
Property Features for 3046 Sheraton Court
General Information
Standard status
Active
Size
3,485 SF
Class
B
Property subtype
Multifamily
Zoning
MFR-20
Occupancy
98%
Investment Type
Stabilized
Building Details
Year Built
1994
Year Renovated
2025
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
John L. Scott Real Estate Medford
(541) 719-8624
Listed By:
Ryan Johnson · License #201238292
Source:
Crexi
Added: Jul 24
Changed: Aug 19
Last Checked: Aug 18 at 6:11AM
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 John L. Scott Real Estate Medford
Investment Insights
Based on property information with market context.
This 3,485-square-foot quadplex, built in 1994, includes four occupied units with a varied layout. The lower-level residences each provide 3 bedrooms and 2 bathrooms, while the upper-level residences feature 2 bedrooms and 1.5 bathrooms. The property has been updated, and new balconies have been installed. A pre-inspection is on file, with major identified issues addressed.
Set on Sheraton Court in Medford, the property is positioned near shopping and dining in a cul-de-sac setting. The HOA covers water, sewer, trash, and landscaping for the common areas. All four units are reported to be in good condition and occupied.
Set on Sheraton Court in Medford, the property is positioned near shopping and dining in a cul-de-sac setting. The HOA covers water, sewer, trash, and landscaping for the common areas. All four units are reported to be in good condition and occupied.
Key Highlights
- Four occupied units totaling 3,485 square feet
- Lower units offer 3 bedrooms and 2 bathrooms each
- Upper units provide 2 bedrooms and 1.5 bathrooms each
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
$37,346
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
5.34%
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%
$746,920
$746.9K
Cap Rate 7%
$533,514
$533.5K
Cap Rate 9%
$414,956
$415.0K
Market Conditions
NOI Build-Up for 3,485 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
$56.5K $16.20/SF
− Vacancy
−$3.1K −$0.89/SF
EGI
$53.4K $15.31/SF
− OpEx
−$16.0K −$4.59/SF
NOI
$37.3K $10.72/SF
Area
Jackson County, OR
Vacancy
5.50%
Lease Rate
$16.20 /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%
$746,920
Cap Rate 7%
$533,514
Cap Rate 9%
$414,956
Alternative Uses
Best Use
Multifamily LT 5
$533.5K
$466.8K – $622.4K
NOI $37,346 @ 7.0% cap · market cap 5.34%
Second Best
Apartment 5plus
$468.2K
$409.7K – $546.3K
NOI $32,776 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$841.2K
$736.0K – $981.4K
NOI $58,883 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
114
Businesses Nearby
Explore this area
Business Placement
Demographics for 97504, OR
49,942
Population
21,290
Households
2.3
Avg Household Size
43
Median Age
38%
College-Educated
93%
High-School Grad
43.3 sq mi
ZIP Area
1,153
Density / Sq Mi
$81,233
Median Household Income
$43,744
Median Earnings
$1,387
Median Rent
$447,800
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?
Quadplex - Four occupied residences offer a two-level bedroom and bathroom mix within MFR-20 zoning.
Where is this quadplex located?
The property is located at 3046 Sheraton Court Medford, OR.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Four occupied units totaling 3,485 square feet; Lower units offer 3 bedrooms and 2 bathrooms each; Upper units provide 2 bedrooms and 1.5 bathrooms each
