Duplex with Two
New
For Sale
$416,500
400 S Rose Street, Phoenix, OR 97535
Residential Income, Phoenix, OR
Property Size1,404 SF
Lot Size0.42 Acres
Price / SF$296.65
Days on Market1
Property Features for 400 S Rose Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
R1
Parking features
Driveway
Window features
Vinyl Frames, Double Pane Windows
Interior features
Shower/Tub Combo
Appliances
Range, Refrigerator, Water Heater
Subdivision
Railroad Addition To The Town Of Phoenix (1936 Cop
Lot features
Fenced, Level
View
Territorial
Elementary school
Phoenix Elem
Middle school
Talent Middle
High school
Phoenix High
Standard status
Active
APN
10014196
Size
1,404 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3105
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Zoned, Ductless
Water source
Public
Building Details
Year built
1965
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Laminate
Building materials
Frame
Roof type
Composition
Architectural style
Ranch
Listing Agency:
RE/MAX Integrity · RE/MAX International
(541) 770-3325
Listed By:
Kathrine Henry · License #940700135
(541) 951-3876
Added: Aug 24
Last Checked: Aug 24 at 10:06PM
MLS# 220227542
Copyright © 2026 Oregon Data Share. 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 1,404-square-foot duplex was built in 1965 with a ranch-style layout and frame construction. Each unit includes a single-car garage with washer and dryer hookups. Interior improvements include laminate and vinyl flooring, upgraded windows, newer water heaters, and ductless mini-split heat pumps providing electric heating and cooling. The property also features a newer composition roof and updated fencing.
Set back from S Rose Street, the building offers a more separated setting along with a substantial side yard. Public water and public sewer serve the property. The sale includes an adjoining lot, with a portion extending across an irrigation canal, adding outdoor space and flexibility to the overall offering.
Set back from S Rose Street, the building offers a more separated setting along with a substantial side yard. Public water and public sewer serve the property. The sale includes an adjoining lot, with a portion extending across an irrigation canal, adding outdoor space and flexibility to the overall offering.
Key Highlights
- 1,404‑square‑foot duplex built in 1965
- Each unit has its own single‑car garage with washer and dryer hookups
- Ductless mini‑split heat pumps provide zoned electric heating and cooling
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
$15,046
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
3.61%
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%
$300,920
$300.9K
Cap Rate 7%
$214,943
$214.9K
Cap Rate 9%
$167,178
$167.2K
Market Conditions
NOI Build-Up for 1,404 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
$22.7K $16.20/SF
− Vacancy
−$1.3K −$0.89/SF
EGI
$21.5K $15.31/SF
− OpEx
−$6.4K −$4.59/SF
NOI
$15.0K $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%
$300,920
Cap Rate 7%
$214,943
Cap Rate 9%
$167,178
Alternative Uses
Best Use
Multifamily LT 5
$214.9K
$188.1K – $250.8K
NOI $15,046 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$188.6K
$165.1K – $220.1K
NOI $13,205 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$338.9K
$296.5K – $395.4K
NOI $23,722 @ 7.0% cap · market cap 5.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
Explore this area
Business Placement
Demographics for 97535, OR
5,015
Population
2,104
Households
2.4
Avg Household Size
46
Median Age
30%
College-Educated
97%
High-School Grad
3.3 sq mi
ZIP Area
1,520
Density / Sq Mi
$60,451
Median Household Income
$35,000
Median Earnings
$1,284
Median Rent
$374,600
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 - Well-maintained duplex with updated systems, individual garage access, and a spacious outdoor setting.
Where is this duplex located?
The property is located at 400 S Rose Street Phoenix, OR.
What is the asking price?
The asking price for this property is $416,500.
What are key features of this property?
This property features: 1,404‑square‑foot duplex built in 1965; Each unit has its own single‑car garage with washer and dryer hookups; Ductless mini‑split heat pumps provide zoned electric heating and cooling
