Downtown Live-Work Office
For Sale
Contact for pricing
345 West 10th Avenue, Eugene, OR 97401
Ground-floor condo in downtown Eugene combines office space with an attached live-work setup.
Property Size1,150 SF
Price / SF$364.78
Days on Market123
Property Features for 345 West 10th Avenue
General Information
Standard status
Active
Size
1,150 SF
Total Parking Spaces
2
Property subtype
Mixed Use
Zoning
S-DW (Downtown Westside Special Area)
Investment Type
Owner/User
Building Details
Units
2
Listing Agency:
Eugene Industrial Real Estate LLC
Listed By:
John Erving · License #200701086
(541) 914-5255
Source:
Crexi
Added: May 6
Changed: Aug 14
Last Checked: Sep 2 at 5:44AM
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 Eugene Industrial Real Estate LLC
Investment Insights
Based on property information with market context.
This centrally located ground-floor condo offers a live-work configuration, allowing a business to operate in the same space where occupants live. The property is presented as a condo within downtown Eugene and is suitable for buyers seeking an integrated work-and-residence layout.
The unit is located in downtown Eugene and is described as having a high walkability score, supporting frequent on-foot access for daily needs.
Served as a ground-floor commercial condo, the space is organized for dual-use within one address, matching the live-work concept stated in the listing remarks.
The unit is located in downtown Eugene and is described as having a high walkability score, supporting frequent on-foot access for daily needs.
Served as a ground-floor commercial condo, the space is organized for dual-use within one address, matching the live-work concept stated in the listing remarks.
Key Highlights
- Ground‑floor condo in downtown Eugene
- Run your business and live in the same space
- Office space combined with an attached live‑work setup
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
$17,595
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
4.19%
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%
$351,900
$351.9K
Cap Rate 7%
$251,357
$251.4K
Cap Rate 9%
$195,500
$195.5K
Market Conditions
NOI Build-Up for 1,150 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
$27.6K $24.00/SF
− Vacancy
−$4.1K −$3.60/SF
EGI
$23.5K $20.40/SF
− OpEx
−$5.9K −$5.10/SF
NOI
$17.6K $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%
$351,900
Cap Rate 7%
$251,357
Cap Rate 9%
$195,500
Alternative Uses
Best Use
Office B
$251.4K
$219.9K – $293.3K
NOI $17,595 @ 7.0% cap · market cap 4.19%
Second Best
Mixed Use
$244.0K
$213.5K – $284.6K
NOI $17,078 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$347.0K
$303.6K – $404.8K
NOI $24,288 @ 7.0% cap · market cap 5.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
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 - Ground-floor condo in downtown Eugene combines office space with an attached live-work setup.
Where is this live-work space located?
The property is located at 345 West 10th Avenue Eugene, OR.
What is the asking price?
The asking price for this property is $419,500.
What are key features of this property?
This property features: Ground‑floor condo in downtown Eugene; Run your business and live in the same space; Office space combined with an attached live‑work setup
