Newer Fourplex with Tax
For Sale
Contact for pricing
50 S 17th St, Cottage Grove, OR 97424
Newer fourplex with strong income potential and tax savings.
Property Size3,928 SF
Price / SF$229.10
Days on Market183
Property Features for 50 S 17th St
General Information
Standard status
Active
Size
3,928 SF
Class
A
Property subtype
Multifamily
Zoning
R1
Building Details
Year Built
2022
Buildings
4
Stories
2
Units
4
Listing Agency:
RE/MAX Integrity
Listed By:
Nile Stark · License #201244017
Source:
Crexi
Added: Feb 18
Changed: Aug 14
Last Checked: Aug 19 at 12:23AM
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 RE/MAX Integrity
Investment Insights
Based on property information with market context.
This newer construction fourplex is designed for low maintenance and long-term performance, offering strong income potential with projected rents of approximately $1,500 per unit. The property benefits from the Multi-Unit Property Tax Exemption (MUPTE), providing significant property tax savings with many years remaining. Each of the four units features a 1-bedroom, 1-bath cottage-style layout with efficient, modern designs and high-quality finishes. The open-concept main level includes durable hard-surface flooring and spacious living areas, along with well-appointed kitchens featuring butcher block and granite countertops and ample cabinetry. Upstairs, each unit offers a generous private bedroom suite with a full ensuite bath and direct access to a private balcony. Individually metered electricity adds efficiency and simplifies management. The property size is 3928 square feet.
Key Highlights
- Newer construction fourplex (built in 2022) designed for low maintenance.
- Multi‑Unit Property Tax Exemption (MUPTE) provides significant property tax savings.
- Strong income potential with projected rents of approximately $1,500 per unit.
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
$38,563
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
4.29%
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%
$771,260
$771.3K
Cap Rate 7%
$550,900
$550.9K
Cap Rate 9%
$428,478
$428.5K
Market Conditions
NOI Build-Up for 3,928 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
$58.9K $15.00/SF
− Vacancy
−$3.8K −$0.98/SF
EGI
$55.1K $14.03/SF
− OpEx
−$16.5K −$4.21/SF
NOI
$38.6K $9.82/SF
Area
Lane County, OR
Vacancy
6.50%
Lease Rate
$15.00 /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%
$771,260
Cap Rate 7%
$550,900
Cap Rate 9%
$428,478
Alternative Uses
Best Use
Multifamily LT 5
$550.9K
$482.0K – $642.7K
NOI $38,563 @ 7.0% cap · market cap 4.29%
Second Best
Apartment 5plus
$512.8K
$448.7K – $598.3K
NOI $35,899 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$993.7K
$869.5K – $1.16M
NOI $69,561 @ 7.0% cap · market cap 7.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
641
Businesses Nearby
Explore this area
Business Placement
Demographics for 97424, OR
18,750
Population
7,920
Households
2.4
Avg Household Size
45
Median Age
22%
College-Educated
91%
High-School Grad
246.2 sq mi
ZIP Area
76
Density / Sq Mi
$71,985
Median Household Income
$36,588
Median Earnings
$1,012
Median Rent
$349,700
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?
Quadplex - Newer fourplex with strong income potential and tax savings.
Where is this quadplex located?
The property is located at 50 S 17th St Cottage Grove, OR.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Newer construction fourplex (built in 2022) designed for low maintenance.; Multi‑Unit Property Tax Exemption (MUPTE) provides significant property tax savings.; Strong income potential with projected rents of approximately $1,500 per unit.
