5-Unit Apartment
For Sale
$405,000
429 N Holly Street, Medford, OR 97501
Residential Income, Medford, OR
Property Size2,432 SF
Lot Size0.11 Acres
Price / SF$166.53
Days on Market137
Property Features for 429 N Holly Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Mfr-20
Parking features
Alley, On Street
Elementary school
Jackson Elem
Middle school
McLoughlin Middle
High school
South Medford High
Standard status
Active
APN
10393668
Size
2,432 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2499
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1926
Floors in Building
2
Number of units
5
Flooring type
Hardwood, Carpet
Building materials
Frame
Roof type
Composition
Architectural style
Craftsman
Listing Agency:
Millen Property Group
(541) 301-3435
Listed By:
Kenny Taylor · License #201214945
(541) 606-8616
Added: Apr 6
Changed: Aug 19
Last Checked: Aug 20 at 5:06AM
MLS# 220218682
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 Craftsman-style apartment property contains 2432 square feet across five rental units. The ground level includes a two-bedroom unit, while the second floor has four separate studio units. A large garage provides additional enclosed space. The property is being sold as-is and requires renovation, with a non-conforming status that may affect financing options.
Built in 1926, the frame structure features hardwood and carpet flooring, wall-furnace heating, and window or wall/window cooling units. Parking is available from the alley and on the street. Public water and public sewer serve the property. Located at 429 N Holly Street in Medford, Oregon, the site encompasses 0.11 acres.
Built in 1926, the frame structure features hardwood and carpet flooring, wall-furnace heating, and window or wall/window cooling units. Parking is available from the alley and on the street. Public water and public sewer serve the property. Located at 429 N Holly Street in Medford, Oregon, the site encompasses 0.11 acres.
Key Highlights
- Five rental units: one two‑bedroom unit and four studios
- 2432 square feet on a 0.11‑acre site
- Large garage included
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
$22,873
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
5.65%
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%
$457,460
$457.5K
Cap Rate 7%
$326,757
$326.8K
Cap Rate 9%
$254,144
$254.1K
Market Conditions
NOI Build-Up for 2,432 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
$43.8K $18.00/SF
− Vacancy
−$2.2K −$0.90/SF
EGI
$41.6K $17.10/SF
− OpEx
−$18.7K −$7.69/SF
NOI
$22.9K $9.41/SF
Area
Jackson County, OR
Vacancy
5.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$457,460
Cap Rate 7%
$326,757
Cap Rate 9%
$254,144
Alternative Uses
Best Use
Apartment 5plus
$326.8K
$285.9K – $381.2K
NOI $22,873 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$587.0K
$513.6K – $684.9K
NOI $41,091 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,225
Businesses Nearby
Explore this area
Business Placement
Demographics for 97501, OR
47,519
Population
19,370
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
90%
High-School Grad
45.3 sq mi
ZIP Area
1,049
Density / Sq Mi
$61,971
Median Household Income
$36,471
Median Earnings
$1,238
Median Rent
$325,200
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?
Apartment building - Ground-floor two-bedroom layout with four upstairs studios and a large garage.
Where is this apartment building located?
The property is located at 429 N Holly Street Medford, OR.
What is the asking price?
The asking price for this property is $405,000.
What are key features of this property?
This property features: Five rental units: one two‑bedroom unit and four studios; 2432 square feet on a 0.11‑acre site; Large garage included
