Single-Level
For Sale
$399,500
Pending
4143 Campbell Dr, Salem, OR 97317
Side-by-side units offer separate layouts with in-unit laundry hookups and kitchen appliances in each residence.
Property Size1,872 SF
Lot Size0.17 Acres
Days on Market76
Property Features for 4143 Campbell Dr
General Information
Standard status
Pending
Size
1,872 SF
Lot size
0.17 Acres
Property subtype
Duplex
Zoning
RM2
Units
Unit Mix
2BR/1BA, 3BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
in-unit washer & dryer hook ups
refrigerator
range/oven
Building Details
Building Size
1,872 SF
Year Built
1972
Buildings
1
Stories
1
Listing Agency:
FCRE HOME
(503) 932-4181
Listed By:
BENJAMIN OROZCO
(503) 932-4181
Source:
Harcourtselite
Added: May 26
Changed: Aug 8
Last Checked: Aug 7 at 1:27AM
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 FCRE HOME
Investment Insights
Based on property information with market context.
This 1972 duplex presents a single-level, side-by-side configuration with one two-bedroom, one-bath unit and one three-bedroom, one-bath unit. Each residence includes in-unit washer and dryer hookups, a refrigerator, and a range/oven. The property occupies a 7,405-square-foot RM2-zoned lot in Salem’s Southeast Mill Creek area.
Access to Lancaster Drive, Highway 22, and I-5 supports convenient travel throughout the area. Shopping, dining, and parks are located minutes away, and the property is served by Salem-Keizer School District 24J.
Access to Lancaster Drive, Highway 22, and I-5 supports convenient travel throughout the area. Shopping, dining, and parks are located minutes away, and the property is served by Salem-Keizer School District 24J.
Key Highlights
- Two‑unit duplex built in 1972
- Unit mix includes 2 bedrooms/1 bath and 3 bedrooms/1 bath
- 7,405‑square‑foot RM2‑zoned lot
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
$22,483
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
5.63%
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%
$449,660
$449.7K
Cap Rate 7%
$321,186
$321.2K
Cap Rate 9%
$249,811
$249.8K
Market Conditions
NOI Build-Up for 1,872 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
$34.4K $18.36/SF
− Vacancy
−$2.3K −$1.20/SF
EGI
$32.1K $17.16/SF
− OpEx
−$9.6K −$5.15/SF
NOI
$22.5K $12.01/SF
Area
Salem, OR
Vacancy
6.55%
Lease Rate
$18.36 /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%
$449,660
Cap Rate 7%
$321,186
Cap Rate 9%
$249,811
Alternative Uses
Best Use
Multifamily LT 5
$321.2K
$281.0K – $374.7K
NOI $22,483 @ 7.0% cap · market cap 5.63%
Second Best
Apartment 5plus
$295.8K
$258.8K – $345.1K
NOI $20,705 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$497.0K
$434.9K – $579.9K
NOI $34,792 @ 7.0% cap · market cap 8.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
215
Businesses Nearby
Explore this area
Business Placement
Demographics for 97317, OR
25,852
Population
9,024
Households
2.9
Avg Household Size
38
Median Age
22%
College-Educated
86%
High-School Grad
55.2 sq mi
ZIP Area
468
Density / Sq Mi
$81,208
Median Household Income
$39,794
Median Earnings
$1,370
Median Rent
$382,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Side-by-side units offer separate layouts with in-unit laundry hookups and kitchen appliances in each residence.
Where is this duplex located?
The property is located at 4143 Campbell Dr Salem, OR.
What is the asking price?
The asking price for this property is $399,500.
What are key features of this property?
This property features: Two‑unit duplex built in 1972; Unit mix includes 2 bedrooms/1 bath and 3 bedrooms/1 bath; 7,405‑square‑foot RM2‑zoned lot
