Updated Four-Unit
For Sale
$950,000
824 Pine Street 1-4, Rogue River, OR 97537
Four updated residential units are arranged across two duplex buildings with fenced yards and patios.
Property Size3,412 SF
Lot Size0.47 Acres
Price / SF$278.43
Days on Market43
Property Features for 824 Pine Street 1-4
General Information
Standard status
Active
Size
3,412 SF
Lot size
0.47 Acres
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
fenced yards
patios
mountain views
detached storage shed
Building Details
Year Built
1965
Buildings
2
Listing Agency:
Whole Heart Realty LLC
(805) 588-8452
Listed By:
Travis Moddison · License #201238433
Source:
541sold
Added: Jul 20
Changed: Aug 31
Last Checked: Aug 30 at 7:59PM
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 Whole Heart Realty LLC
Investment Insights
Based on property information with market context.
This quadplex comprises two duplex structures with four 2bd/1ba units totaling 3,412 square feet. Renovations completed from 2020-2025 include remodeled kitchens and bathrooms, stainless appliances, LVP and carpet flooring, updated HVAC systems, new water and sewer lines with individual shutoffs, concrete approaches, and interior and exterior paint. Each unit has a fenced yard and patio, while a detached storage shed adds supplemental space. The property occupies 0.47 acres and offers mountain views.
Access to Hwy 99 connects the property with surrounding Rogue Valley communities, including GP and Medford. Schools are nearby, and parks are within walking distance. The address is 824 Pine Street 1-4 in Rogue River, Oregon, and the buildings were constructed in 1965.
Access to Hwy 99 connects the property with surrounding Rogue Valley communities, including GP and Medford. Schools are nearby, and parks are within walking distance. The address is 824 Pine Street 1-4 in Rogue River, Oregon, and the buildings were constructed in 1965.
Key Highlights
- Four 2bd/1ba units across two duplex buildings
- 3,412 square feet on a 0.47‑acre lot
- Unit renovations completed from 2020‑2025
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
$36,564
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
3.85%
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%
$731,280
$731.3K
Cap Rate 7%
$522,343
$522.3K
Cap Rate 9%
$406,267
$406.3K
Market Conditions
NOI Build-Up for 3,412 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
$55.3K $16.20/SF
− Vacancy
−$3.0K −$0.89/SF
EGI
$52.2K $15.31/SF
− OpEx
−$15.7K −$4.59/SF
NOI
$36.6K $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%
$731,280
Cap Rate 7%
$522,343
Cap Rate 9%
$406,267
Alternative Uses
Best Use
Multifamily LT 5
$522.3K
$457.1K – $609.4K
NOI $36,564 @ 7.0% cap · market cap 3.85%
Second Best
Apartment 5plus
$458.4K
$401.1K – $534.8K
NOI $32,090 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$823.6K
$720.6K – $960.8K
NOI $57,649 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 97537, OR
7,371
Population
3,107
Households
2.4
Avg Household Size
53
Median Age
20%
College-Educated
91%
High-School Grad
124.1 sq mi
ZIP Area
59
Density / Sq Mi
$58,445
Median Household Income
$41,623
Median Earnings
$1,161
Median Rent
$362,300
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?
Quadplex - Four updated residential units are arranged across two duplex buildings with fenced yards and patios.
Where is this quadplex located?
The property is located at 824 Pine Street 1-4 Rogue River, OR.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Four 2bd/1ba units across two duplex buildings; 3,412 square feet on a 0.47‑acre lot; Unit renovations completed from 2020‑2025
