Updated Live-Work
For Sale
$580,000
990 W 7TH Ave, Eugene, OR 97402
CommercialSale, Eugene, OR
Property Size3,288 SF
Lot Size0.25 Acres
Price / SF$176.40
Days on Market292
Property Features for 990 W 7TH Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Directions
On W 7th between Van Buren St and Blair Blvd
Subdivision
_245
Standard status
Active
APN
0266237
Size
3,288 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
Map Lot: 1703312209200, TRS: T17 R03 S31 Q22, Lot: TL 09200
Legal Description
Map Lot: 1703312209200, TRS: T17 R03 S31 Q22, Lot: TL 09200
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
ADA accessible
kitchenette
Building Details
Year built
1913
Floors in Building
3
Roof type
Composition
Listing Agency:
United Real Estate Properties
(541) 525-9060
Listed By:
Min Yi Su · License #201240122
(541) 515-0103
Added: Nov 7, 2025
Changed: Aug 25
Last Checked: Aug 26 at 4:06AM
MLS# 338264053
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 3,288-square-foot live-work property occupies a 0.25-acre parcel in a 1913 craftsman house. The main level is ADA accessible and features bright windows, tall ceilings, and a new HVAC system installed this year. Forced-air heating, central air, and a composition roof are also in place.
The property is located at 990 W 7th Ave in Eugene’s Jefferson Westside/Whiteaker area. Paved parking supports the site, while a daylight basement provides a kitchenette with a sink and refrigerator. The building was previously used as a counseling office and is zoned C-2.
The property is located at 990 W 7th Ave in Eugene’s Jefferson Westside/Whiteaker area. Paved parking supports the site, while a daylight basement provides a kitchenette with a sink and refrigerator. The building was previously used as a counseling office and is zoned C-2.
Key Highlights
- 3,288 square feet on a 0.25‑acre parcel
- C‑2 zoning in Eugene’s Jefferson Westside/Whiteaker area
- ADA accessible main level with bright windows and tall ceilings
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - C-2-zoned property with ADA access on the main level, central air, and paved on-site parking.
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 feet on a 0.25‑acre parcel; C‑2 zoning in Eugene’s Jefferson Westside/Whiteaker area; ADA accessible main level with bright windows and tall ceilings
