Freestanding Two-Story Office
For Sale
$1,195,000
944 W 5TH Ave, Eugene, OR 97402
CommercialSale, Eugene, OR
Property Size6,732 SF
Lot Size0.27 Acres
Price / SF$177.51
Days on Market468
Property Features for 944 W 5TH Ave
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
S-W
View
City
Directions
5th St. to Address
Subdivision
_245
Standard status
Active
APN
0265551
Size
6,732 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Description
To be provided by escrow
Legal Description
To be provided by escrow
Utilities
Heating system
Heat Pump (Heating), Forced Air
Cooling system
Heat Pump
Building Details
Year built
1974
Floors in Building
2
Building materials
Block
Roof type
Membrane
Listing Agency:
Windermere RE Lane County · Windermere Real Estate
(541) 484-2022
Listed By:
Kristena Cox
(541) 501-3399
Added: May 16, 2025
Changed: Aug 26
Last Checked: Aug 26 at 7:06AM
MLS# 214698911
Copyright © 2026 Regional Multiple Listing Services. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This freestanding office property at 944 W 5th Ave in Eugene provides 6,732 square feet across two walk-up levels. The building contains 17 private offices and three large conference rooms, creating a defined layout for professional operations and meetings. Block construction, membrane roofing, forced-air and heat-pump heating, and heat-pump cooling are in place. Built in 1974, the property occupies 0.27 acres and includes 15 on-site parking spaces.
Positioned in Eugene’s Whiteaker neighborhood, the property offers an established office setting near the city’s commercial and residential environment. The asset is offered for sale, lease, or lease with an option to buy, providing multiple transaction structures for qualified occupants or purchasers.
Positioned in Eugene’s Whiteaker neighborhood, the property offers an established office setting near the city’s commercial and residential environment. The asset is offered for sale, lease, or lease with an option to buy, providing multiple transaction structures for qualified occupants or purchasers.
Key Highlights
- 6,732‑square‑foot freestanding office building
- 17 private offices and 3 large conference rooms
- Two‑story walk‑up configuration
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
$103,000
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
8.62%
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%
$2,060,000
$2.1M
Cap Rate 7%
$1,471,429
$1.5M
Cap Rate 9%
$1,144,444
$1.1M
Market Conditions
NOI Build-Up for 6,732 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
$161.6K $24.00/SF
− Vacancy
−$24.2K −$3.60/SF
EGI
$137.3K $20.40/SF
− OpEx
−$34.3K −$5.10/SF
NOI
$103.0K $15.30/SF
Area
Eugene, OR
Vacancy
15.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,060,000
Cap Rate 7%
$1,471,429
Cap Rate 9%
$1,144,444
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.72M
NOI $103,000 @ 7.0% cap · market cap 8.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,180 @ 7.0% cap · market cap 11.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,862
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Block construction supports a multi-suite office layout with conference facilities and dedicated on-site parking.
Where is this office building located?
The property is located at 944 W 5TH Ave Eugene, OR.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: 6,732‑square‑foot freestanding office building; 17 private offices and 3 large conference rooms; Two‑story walk‑up configuration
