Ocean-View Duplex With
For Sale
$849,900
563 563/565 Sw 4th St, Newport, OR 97365
Two separate residences support flexible occupancy, guest use, or rental arrangements near beach access.
Property Size2,630 SF
Price / SF$323.16
Days on Market25
Property Features for 563 563/565 Sw 4th St
General Information
Standard status
Active
Size
2,630 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1993
Buildings
2
Listing Agency:
Cascade Hasson Sotheby's International Realty
(541) 961-1198
Listed By:
Heidi Rogers · License #201206892
Source:
Christiesrealestateevg
Added: Aug 5
Changed: Aug 28
Last Checked: Aug 29 at 12:29PM
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 Sotheby's International Realty
Investment Insights
Based on property information with market context.
This duplex property includes two ocean-view residences on a corner lot. The primary two-story home contains 1,836 square feet with three bedrooms, two baths, and an oversized three-car garage. A lower-level bedroom or office has its own exterior entry, providing separation within the home. The second residence is a single-level cottage offering 794 square feet, two bedrooms, one bath, and a private deck with ocean views. The property was built in 1993.
Located at 563/565 SW 4th St in Newport’s Nye Beach District, the homes sit across from the oceanfront and near beach access, restaurants, and shopping. Private decks at both residences add outdoor space while the two-home configuration supports multigenerational living, guests, or rental use.
Located at 563/565 SW 4th St in Newport’s Nye Beach District, the homes sit across from the oceanfront and near beach access, restaurants, and shopping. Private decks at both residences add outdoor space while the two-home configuration supports multigenerational living, guests, or rental use.
Key Highlights
- Two ocean‑view residences on one corner‑lot property
- Primary home offers 1,836 square feet, 3 bedrooms, 2 baths, and an oversized 3‑car garage
- Separate cottage includes 794 square feet, 2 bedrooms, 1 bath, and an ocean‑view deck
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
$24,512
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
2.88%
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%
$490,240
$490.2K
Cap Rate 7%
$350,171
$350.2K
Cap Rate 9%
$272,356
$272.4K
Market Conditions
NOI Build-Up for 2,630 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
$36.3K $13.80/SF
− Vacancy
−$1.3K −$0.49/SF
EGI
$35.0K $13.31/SF
− OpEx
−$10.5K −$3.99/SF
NOI
$24.5K $9.32/SF
Area
Lincoln County, OR
Vacancy
3.52%
Lease Rate
$13.80 /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%
$490,240
Cap Rate 7%
$350,171
Cap Rate 9%
$272,356
Alternative Uses
Best Use
Multifamily LT 5
$350.2K
$306.4K – $408.5K
NOI $24,512 @ 7.0% cap · market cap 2.88%
Second Best
Apartment 5plus
$322.4K
$282.1K – $376.1K
NOI $22,566 @ 7.0% cap · market cap 2.66%
Theoretical Best
Office A
$686.0K
$600.2K – $800.3K
NOI $48,019 @ 7.0% cap · market cap 5.65%
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
1,309
Businesses Nearby
Explore this area
Business Placement
Demographics for 97365, OR
10,806
Population
6,026
Households
1.8
Avg Household Size
47
Median Age
31%
College-Educated
91%
High-School Grad
41.5 sq mi
ZIP Area
260
Density / Sq Mi
$60,736
Median Household Income
$30,963
Median Earnings
$1,155
Median Rent
$418,500
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 separate residences support flexible occupancy, guest use, or rental arrangements near beach access.
Where is this duplex located?
The property is located at 563 563/565 Sw 4th St Newport, OR.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: Two ocean‑view residences on one corner‑lot property; Primary home offers 1,836 square feet, 3 bedrooms, 2 baths, and an oversized 3‑car garage; Separate cottage includes 794 square feet, 2 bedrooms, 1 bath, and an ocean‑view deck
