Two-Unit Duplex with Driveway
For Sale
$399,000
Pending
561 MADISON ST, Eugene, OR 97402
Two residential units feature full bathrooms, with a covered front porch serving the main-level residence.
Property Size2,218 SF
Days on Market463
Property Features for 561 MADISON ST
General Information
Standard status
Pending
Size
2,218 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Financials
Asking Price
$399,000
Gross Income
$36,480
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Building Size
2,218 SF
Year Built
1918
Buildings
1
Stories
2
Listing Agency:
Sixel Real Estate
(541) 954-1915
Listed By:
Kit Sixel · License #200710134
(541) 954-1915
Source:
Eugenerealtors.kw
Added: May 27, 2025
Changed: Aug 31
Last Checked: Aug 31 at 12:38PM
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 Sixel Real Estate
Investment Insights
Based on property information with market context.
Built in 1918, this duplex contains two residential units, each with 2 bedrooms and 1 full bathroom. The main-level residence adds a fireplace, coved ceilings, and a covered front porch. Four driveway parking spaces are located behind the building with access from the alley.
The property is on Madison Street in Eugene’s Jefferson Westside and Whiteaker neighborhoods, with downtown access and a walkable setting. Its two-unit configuration, established construction, and dedicated off-street parking provide a straightforward residential income property profile.
The property is on Madison Street in Eugene’s Jefferson Westside and Whiteaker neighborhoods, with downtown access and a walkable setting. Its two-unit configuration, established construction, and dedicated off-street parking provide a straightforward residential income property profile.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom in each residence
- Main‑level unit includes a fireplace, coved ceilings, and covered front porch
- Four driveway parking spaces behind the building
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
$19,892
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
4.99%
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%
$397,840
$397.8K
Cap Rate 7%
$284,171
$284.2K
Cap Rate 9%
$221,022
$221.0K
Market Conditions
NOI Build-Up for 2,218 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
$28.7K $12.96/SF
− Vacancy
−$328 −$0.15/SF
EGI
$28.4K $12.81/SF
− OpEx
−$8.5K −$3.84/SF
NOI
$19.9K $8.97/SF
Area
Eugene, OR
Vacancy
1.14%
Lease Rate
$12.96 /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%
$397,840
Cap Rate 7%
$284,171
Cap Rate 9%
$221,022
Alternative Uses
Best Use
Multifamily LT 5
$284.2K
$248.7K – $331.5K
NOI $19,892 @ 7.0% cap · market cap 4.99%
Second Best
Apartment 5plus
$247.9K
$217.0K – $289.3K
NOI $17,356 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$669.2K
$585.6K – $780.7K
NOI $46,844 @ 7.0% cap · market cap 11.74%
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
2,789
Businesses Nearby
Explore this area
Business Placement
Demographics for 97402, OR
56,610
Population
23,882
Households
2.4
Avg Household Size
38
Median Age
26%
College-Educated
91%
High-School Grad
68.6 sq mi
ZIP Area
825
Density / Sq Mi
$55,743
Median Household Income
$35,728
Median Earnings
$1,287
Median Rent
$330,000
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 - Two residential units feature full bathrooms, with a covered front porch serving the main-level residence.
Where is this duplex located?
The property is located at 561 MADISON ST Eugene, OR.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom in each residence; Main‑level unit includes a fireplace, coved ceilings, and covered front porch; Four driveway parking spaces behind the building
