Updated Craftsman Live-Work
For Sale
$580,000
990 W 7th Ave, Eugene, OR 97402
Main-level ADA access, a basement kitchenette, and paved parking support flexible business use.
Property Size3,288 SF
Price / SF$176.40
Days on Market36
Property Features for 990 W 7th Ave
General Information
Standard status
Active
Size
3,288 SF
Amenities
ADA accessible
new HVAC system
bright windows
tall ceilings
kitchenette
Building Details
Year Built
1913
Listing Agency:
United Real Estate Properties
(541) 636-4580
Listed By:
Min Yi Su · License #201240122
Source:
Switzerrealestategroup
Added: Jul 26
Changed: Aug 29
Last Checked: Aug 25 at 6:39AM
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 United Real Estate Properties
Investment Insights
Based on property information with market context.
Built in 1913, this 3,288-square-foot Craftsman property offers a flexible live-work configuration in an updated setting. The main level is ADA accessible and features bright windows, tall ceilings, and a new HVAC system. A daylight basement kitchenette includes a sink and refrigerator, adding practical support space for business operations or combined residential and commercial use.
The property is located at 990 W 7th Ave in Eugene’s Jefferson Westside/Whiteaker neighborhood. Paved parking is available on site, and the building was previously used as a counseling office. A neighboring building is also available for sale.
The property is located at 990 W 7th Ave in Eugene’s Jefferson Westside/Whiteaker neighborhood. Paved parking is available on site, and the building was previously used as a counseling office. A neighboring building is also available for sale.
Key Highlights
- 3,288‑square‑foot Craftsman property built in 1913
- Main level provides ADA accessibility
- New HVAC system installed this year
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
$50,306
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
8.67%
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%
$1,006,120
$1.0M
Cap Rate 7%
$718,657
$718.7K
Cap Rate 9%
$558,956
$559.0K
Market Conditions
NOI Build-Up for 3,288 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
$78.9K $24.00/SF
− Vacancy
−$11.8K −$3.60/SF
EGI
$67.1K $20.40/SF
− OpEx
−$16.8K −$5.10/SF
NOI
$50.3K $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%
$1,006,120
Cap Rate 7%
$718,657
Cap Rate 9%
$558,956
Alternative Uses
Best Use
Office B
$718.7K
$628.8K – $838.4K
NOI $50,306 @ 7.0% cap · market cap 8.67%
Second Best
Mixed Use
$697.5K
$610.3K – $813.8K
NOI $48,827 @ 7.0% cap · market cap 8.42%
Theoretical Best
Office A
$992.0K
$868.0K – $1.16M
NOI $69,443 @ 7.0% cap · market cap 11.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,960
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?
Live-work space - Main-level ADA access, a basement kitchenette, and paved parking support flexible business use.
Where is this live-work space located?
The property is located at 990 W 7th Ave Eugene, OR.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: 3,288‑square‑foot Craftsman property built in 1913; Main level provides ADA accessibility; New HVAC system installed this year
