Farm with Licensed
For Sale
$999,999
501 Carter Ln, Ashland, OR 97520
Flat agricultural property with greenhouses, irrigation ponds, and multiple residential structures.
Property Size3,180 SF
Price / SF$314.47
Days on Market32
Property Features for 501 Carter Ln
General Information
Standard status
Active
Size
3,180 SF
Property subtype
Land
Building Details
Year Built
2002
Listing Agency:
Cascade Hasson Sir
(541) 595-8444
Listed By:
Strategic Realty, LLC
(541) 595-8444
Source:
Movetobend
Added: Jul 31
Changed: Aug 29
Last Checked: Aug 30 at 4:03PM
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 Cascade Hasson Sir
Investment Insights
Based on property information with market context.
This farm property at 501 Carter Ln includes a 2,680-square-foot house, an 800-square-foot barn home, a cottage, a cabin, and a tiny home. The grounds include OMMP/ODA-licensed gardens, greenhouses, irrigation ponds, and upgraded electrical systems. Farming equipment is included, supporting continued agricultural use.
Water resources include an endless well and a 1-million-gallon TID water allocation. The property also has mountain views and a 9-year, 5-star Superhost history associated with its short-term rental activity. Built in 2002, the flat, usable estate combines agricultural improvements with several residential structures.
Water resources include an endless well and a 1-million-gallon TID water allocation. The property also has mountain views and a 9-year, 5-star Superhost history associated with its short-term rental activity. Built in 2002, the flat, usable estate combines agricultural improvements with several residential structures.
Key Highlights
- OMMP/ODA‑licensed gardens and greenhouses
- 2,680‑square‑foot house plus an 800‑square‑foot barn home, cottage, cabin, and tiny home
- 1‑million‑gallon TID water allocation with an endless well and irrigation ponds
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
$29,908
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
2.99%
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%
$598,160
$598.2K
Cap Rate 7%
$427,257
$427.3K
Cap Rate 9%
$332,311
$332.3K
Market Conditions
NOI Build-Up for 3,180 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
$57.2K $18.00/SF
− Vacancy
−$2.9K −$0.90/SF
EGI
$54.4K $17.10/SF
− OpEx
−$24.5K −$7.69/SF
NOI
$29.9K $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%
$598,160
Cap Rate 7%
$427,257
Cap Rate 9%
$332,311
Alternative Uses
Best Use
Apartment 5plus
$427.3K
$373.9K – $498.5K
NOI $29,908 @ 7.0% cap · market cap 2.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$767.6K
$671.6K – $895.5K
NOI $53,729 @ 7.0% cap · market cap 5.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
16
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?
Farm - Flat agricultural property with greenhouses, irrigation ponds, and multiple residential structures.
Where is this farm located?
The property is located at 501 Carter Ln Ashland, OR.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: OMMP/ODA‑licensed gardens and greenhouses; 2,680‑square‑foot house plus an 800‑square‑foot barn home, cottage, cabin, and tiny home; 1‑million‑gallon TID water allocation with an endless well and irrigation ponds
