Updated Duplex With Detached
For Sale
Contact for pricing
563 ROCK ST, Ashland, OR 97520
Two residences share one tax lot, with separate addresses, individual meters, and off-street parking.
Property Size2,790 SF
Price / SF$345.88
Days on Market102
Property Features for 563 ROCK ST
General Information
Standard status
Active
Size
2,790 SF
Property subtype
Multifamily, Hospitality
Zoning
SF R-2
Investment Type
Owner/User
Units
Unit Mix
1 x 4BR/2BA, 1 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
1895
Year Renovated
2018
Buildings
3
Stories
2
Listing Agency:
Millen Property Group
(541) 301-3435
Listed By:
Patie Millen · License #OR 940200113
Source:
Crexi
Added: May 23
Changed: Aug 31
Last Checked: Aug 31 at 12:27AM
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 Millen Property Group
Investment Insights
Based on property information with market context.
This duplex property includes two separate residences on one tax lot, each with its own address and meter. The primary home offers four bedrooms, two bathrooms, an open main living area, and renovations completed in 2018. A detached two-car garage includes an upper studio with a full bathroom; the studio is currently used with the main residence as a fifth bedroom, office, or art studio.
The second residence is a single-level home constructed in 2018 with two bedrooms, two bathrooms, an open-concept interior, and high ceilings. Both homes feature modern systems and updated interiors, with off-street parking serving the property. The SF R-2 zoning currently allows two Airbnb units when the owners reside on the premises. The studio is not currently permitted as a separate residence, and a city preapplication would be required to evaluate conversion feasibility.
The second residence is a single-level home constructed in 2018 with two bedrooms, two bathrooms, an open-concept interior, and high ceilings. Both homes feature modern systems and updated interiors, with off-street parking serving the property. The SF R-2 zoning currently allows two Airbnb units when the owners reside on the premises. The studio is not currently permitted as a separate residence, and a city preapplication would be required to evaluate conversion feasibility.
Key Highlights
- Two residences on one tax lot with separate addresses and meters
- Detached 2‑car garage with an upper studio and full bath
- Primary residence includes 4 bedrooms and 2 baths
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
$29,898
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
3.10%
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%
$597,960
$598.0K
Cap Rate 7%
$427,114
$427.1K
Cap Rate 9%
$332,200
$332.2K
Market Conditions
NOI Build-Up for 2,790 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
$45.2K $16.20/SF
− Vacancy
−$2.5K −$0.89/SF
EGI
$42.7K $15.31/SF
− OpEx
−$12.8K −$4.59/SF
NOI
$29.9K $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%
$597,960
Cap Rate 7%
$427,114
Cap Rate 9%
$332,200
Alternative Uses
Best Use
Multifamily LT 5
$427.1K
$373.7K – $498.3K
NOI $29,898 @ 7.0% cap · market cap 3.10%
Second Best
Apartment 5plus
$374.9K
$328.0K – $437.3K
NOI $26,240 @ 7.0% cap · market cap 2.72%
Theoretical Best
Office A
$673.4K
$589.3K – $785.7K
NOI $47,140 @ 7.0% cap · market cap 4.88%
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
601
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 - Two residences share one tax lot, with separate addresses, individual meters, and off-street parking.
Where is this duplex located?
The property is located at 563 ROCK ST Ashland, OR.
What is the asking price?
The asking price for this property is $965,000.
What are key features of this property?
This property features: Two residences on one tax lot with separate addresses and meters; Detached 2‑car garage with an upper studio and full bath; Primary residence includes 4 bedrooms and 2 baths
