Mixed-Use Property with
For Sale
$4,950,000
488 Main St, Springfield, OR 97477
Newly completed development combines residential apartments with retail and live/work space in one commercial property.
Property Size13,408 SF
Price / SF$369.18
Days on Market50
Property Features for 488 Main St
General Information
Standard status
Active
Size
13,408 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
13
Building Details
Year Built
2024
Tenancy
Multi
Listing Agency:
Windermere RE Lane County
(541) 465-8108
Listed By:
Kristena Cox
Source:
Evokepropertypartners
Added: Jul 12
Changed: Aug 29
Last Checked: Aug 25 at 4:31AM
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 Windermere RE Lane County
Investment Insights
Based on property information with market context.
Completed in December 2024, this 13,408-square-foot mixed-use property combines residential and commercial components within a single development. The second floor contains 12 townhouse-style apartments, while the ground-level commercial offering includes two retail spaces and one live/work unit.
The apartment component is eligible for a 10-year property tax freeze, excluding the commercial units. Apartment lease-up has begun, and the seller will lease back any apartment that remains unleased at closing.
The apartment component is eligible for a 10-year property tax freeze, excluding the commercial units. Apartment lease-up has begun, and the seller will lease back any apartment that remains unleased at closing.
Key Highlights
- 13,408‑square‑foot mixed‑use property completed in December 2024
- 12 townhouse‑style apartments on the second floor
- Two retail spaces included in the commercial component
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
$185,738
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
3.75%
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%
$3,714,760
$3.7M
Cap Rate 7%
$2,653,400
$2.7M
Cap Rate 9%
$2,063,756
$2.1M
Market Conditions
NOI Build-Up for 13,408 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
$297.7K $22.20/SF
− Vacancy
−$50.0K −$3.73/SF
EGI
$247.7K $18.47/SF
− OpEx
−$61.9K −$4.62/SF
NOI
$185.7K $13.85/SF
Area
Lane County, OR
Vacancy
16.80%
Lease Rate
$22.20 /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%
$3,714,760
Cap Rate 7%
$2,653,400
Cap Rate 9%
$2,063,756
Alternative Uses
Best Use
Office B
$2.65M
$2.32M – $3.10M
NOI $185,738 @ 7.0% cap · market cap 3.75%
Second Best
Retail
$2.46M
$2.15M – $2.86M
NOI $171,897 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$3.39M
$2.97M – $3.96M
NOI $237,444 @ 7.0% cap · market cap 4.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
Demographics for 97477, OR
37,602
Population
16,572
Households
2.3
Avg Household Size
39
Median Age
23%
College-Educated
89%
High-School Grad
12.4 sq mi
ZIP Area
3,032
Density / Sq Mi
$63,574
Median Household Income
$35,645
Median Earnings
$1,176
Median Rent
$345,800
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?
Mixed-use property - Newly completed development combines residential apartments with retail and live/work space in one commercial property.
Where is this mixed-use property located?
The property is located at 488 Main St Springfield, OR.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: 13,408‑square‑foot mixed‑use property completed in December 2024; 12 townhouse‑style apartments on the second floor; Two retail spaces included in the commercial component
