Building Details

Building Size 2,000 SF

Year Built 1938

Listing Agency: eXp Realty, LLC

Listed By: Kimberly Keller Show Phone

Source: Worthlandrealestate

Added: Jul 8 Changed: Sep 17 Last Checked: Sep 17 at 12:06AM

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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 eXp Realty, LLC

Investment Insights

Based on property information with market context.

This duplex property includes a two-story, 3-bedroom primary residence with a pantry/office area, a large bonus laundry room, and original character. A second residence adds flexibility for multigenerational living, guest accommodations, or rental use. Multiple outbuildings, dog kennels, fruit trees, open pasture, and fully fenced grounds are also included.

The property spans over an acre across four separate tax lots and has additional utility hookups already in place. It is located 12 miles from Springfield, with local schools, a grocery store, tavern, and restaurant in the surrounding town setting. Outdoor recreation nearby includes hunting, fishing, and Shotgun Creek. The property is offered as-is, with buyer due diligence required for zoning, lot lines, utilities, permits, buildability, financing, and intended use.

Key Highlights

• Duplex property with two residences on over an acre of fully fenced land
• Primary home is a two‑story, 3‑bedroom residence built in 1938
• Four separate tax lots comprise the property

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

$19,635

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

3.93%

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%

$392,700 $392.7K

Cap Rate 7%

$280,500 $280.5K

Cap Rate 9%

$218,167 $218.2K

Market Conditions

NOI Build-Up for 2,000 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

$30.0K $15.00/SF

− Vacancy

−$2.0K −$0.98/SF

EGI

$28.1K $14.03/SF

− OpEx

−$8.4K −$4.21/SF

NOI

$19.6K $9.82/SF

Area

Lane County, OR

Vacancy

6.50%

Lease Rate

$15.00 /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%

$392,700

Cap Rate 7%

$280,500

Cap Rate 9%

$218,167

Alternative Uses

Best Use

Multifamily LT 5

$280.5K

$245.4K – $327.3K (±1% cap)

NOI $19,635 @ 7.0% cap · market cap 3.93%

Second Best

Apartment 5plus

$261.1K

$228.5K – $304.7K (±1% cap)

NOI $18,279 @ 7.0% cap · market cap 3.66%

Theoretical Best

Office A

$506.0K

$442.7K – $590.3K (±1% cap)

NOI $35,418 @ 7.0% cap · market cap 7.10%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick HVAC Service Storage Facility Garden Center Kitchen & Bath Showroom Computer & Electronic Repair Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

39

Businesses Nearby

Explore this area Business Placement

Demographics for 97454, OR

1,382

Population

443

Households

3.1

Avg Household Size

51

Median Age

18%

College-Educated

94%

High-School Grad

60.3 sq mi

ZIP Area

23

Density / Sq Mi

$96,488

Median Household Income

$40,240

Median Earnings

$994

Median Rent

$422,200

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two residences, outbuildings, and additional utility hookups support flexible rural living arrangements.

Where is this duplex located?

The property is located at 92278 CARSON ST Marcola, OR.

What is the asking price?

The asking price for this property is $499,000.

What are key features of this property?

This property features: Duplex property with two residences on over an acre of fully fenced land; Primary home is a two‑story, 3‑bedroom residence built in 1938; Four separate tax lots comprise the property