Updated Duplex with Two-Bedroom
For Sale
$515,000
Pending
500 Allison St, Ashland, OR 97520
Updated duplex with R-2 zoning and functional residential layouts.
Property Size1,540 SF
Days on Market24
Property Features for 500 Allison St
General Information
Standard status
Pending
Size
1,540 SF
Property subtype
Multi-Family
Zoning
R-2
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1958
Buildings
1
Listing Agency:
Home and Land Real Estate
(541) 301-7980
Listed By:
Alice Lema, Principal Broker Home & Land
(541) 301-7980
Source:
Alicelema
Added: Aug 8
Changed: Aug 31
Last Checked: Aug 31 at 3:10PM
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 Home and Land Real Estate
Investment Insights
Based on property information with market context.
This updated duplex at 500 Allison St includes 1,540 square feet across two residential units. Each unit measures approximately 770 square feet and contains 2 bedrooms and 1 bathroom, creating consistent layouts for occupancy or rental use. The property was built in 1958 and is positioned off a quiet alley.
The address is near downtown Ashland, Southern Oregon University, parks, dining, shopping, and everyday services. R-2 zoning supports residential use, while the source information identifies additional permitted-use possibilities, including short-term rental, subject to buyer due diligence.
The address is near downtown Ashland, Southern Oregon University, parks, dining, shopping, and everyday services. R-2 zoning supports residential use, while the source information identifies additional permitted-use possibilities, including short-term rental, subject to buyer due diligence.
Key Highlights
- Two‑unit duplex totaling 1,540 square feet
- Each unit offers approximately 770 square feet with 2 bedrooms and 1 bathroom
- Updated property built in 1958
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
$16,503
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
3.20%
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%
$330,060
$330.1K
Cap Rate 7%
$235,757
$235.8K
Cap Rate 9%
$183,367
$183.4K
Market Conditions
NOI Build-Up for 1,540 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
$24.9K $16.20/SF
− Vacancy
−$1.4K −$0.89/SF
EGI
$23.6K $15.31/SF
− OpEx
−$7.1K −$4.59/SF
NOI
$16.5K $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%
$330,060
Cap Rate 7%
$235,757
Cap Rate 9%
$183,367
Alternative Uses
Best Use
Multifamily LT 5
$235.8K
$206.3K – $275.1K
NOI $16,503 @ 7.0% cap · market cap 3.20%
Second Best
Apartment 5plus
$206.9K
$181.1K – $241.4K
NOI $14,484 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$371.7K
$325.3K – $433.7K
NOI $26,020 @ 7.0% cap · market cap 5.05%
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
1,489
Businesses Nearby
Explore this area
Business Placement
Demographics for 97520, OR
25,970
Population
13,964
Households
1.9
Avg Household Size
47
Median Age
61%
College-Educated
96%
High-School Grad
328.8 sq mi
ZIP Area
79
Density / Sq Mi
$71,485
Median Household Income
$31,869
Median Earnings
$1,360
Median Rent
$568,700
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?
Duplex - Updated duplex with R-2 zoning and functional residential layouts.
Where is this duplex located?
The property is located at 500 Allison St Ashland, OR.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,540 square feet; Each unit offers approximately 770 square feet with 2 bedrooms and 1 bathroom; Updated property built in 1958
