Updated Duplex with Private
For Sale
$450,000
12406 SE FULLER Rd, Milwaukie, OR 97222
MultiFamily, Milwaukie, OR
Property Size1,410 SF
Lot Size0.15 Acres
Price / SF$319.15
Days on Market198
Property Features for 12406 SE FULLER Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R10
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 2
View
Territorial
Elementary school
Linwood
Middle school
Rowe
High school
Milwaukie
Directions
SE Harmony - North on SE Fuller. Property on right.
Subdivision
_145
Standard status
Active
APN
00111239
Size
1,410 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
664 SOUTHGATE VILLAGE PT LT 17 BLK 7
Tax Annual Amount
3354
Legal Description
664 SOUTHGATE VILLAGE PT LT 17 BLK 7
Utilities
Cooling system
Wall Unit(s)
Amenities
private yard
patio
exterior shed
laundry hookups
Building Details
Year built
1954
Floors in Building
1
Number of units
2
Roof type
Membrane
Listing Agency:
eXp Realty, LLC
(888) 814-9613
Listed By:
Andrew Harris
(503) 504-2369
Added: Feb 18
Changed: Sep 4
Last Checked: Sep 4 at 10:06AM
MLS# 260917318
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 1954 duplex contains 1410 square feet across a one-bedroom unit and a two-bedroom unit. The one-bedroom residence is vacant and includes new carpet, fresh paint, newer vinyl flooring, and a 2019 water heater. The two-bedroom unit features a bathroom remodel completed in 2020-21 and newer flooring throughout. Each unit has a fully fenced private yard, patio, exterior shed, and laundry hookups.
The property occupies a corner lot with 6 off-street parking spaces and R10 zoning. Additional improvements include a roof replaced in 2012, freshly painted exterior, and wall-unit cooling. A bus stop is directly in front, with the MAX line, I-205, Clackamas Town Center, and N Clackamas Aquatic Park located minutes away.
The property occupies a corner lot with 6 off-street parking spaces and R10 zoning. Additional improvements include a roof replaced in 2012, freshly painted exterior, and wall-unit cooling. A bus stop is directly in front, with the MAX line, I-205, Clackamas Town Center, and N Clackamas Aquatic Park located minutes away.
Key Highlights
- Duplex with one 1‑bedroom unit and one 2‑bedroom unit
- 1410 square feet on a 0.15‑acre corner lot
- 6 off‑street parking spaces
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
$18,104
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
4.02%
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%
$362,080
$362.1K
Cap Rate 7%
$258,629
$258.6K
Cap Rate 9%
$201,156
$201.2K
Market Conditions
NOI Build-Up for 1,410 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
$34.7K $24.60/SF
− Vacancy
−$1.8K −$1.25/SF
EGI
$32.9K $23.35/SF
− OpEx
−$14.8K −$10.51/SF
NOI
$18.1K $12.84/SF
Area
Clackamas County, OR
Vacancy
5.10%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$362,080
Cap Rate 7%
$258,629
Cap Rate 9%
$201,156
Alternative Uses
Best Use
Apartment 5plus
$258.6K
$226.3K – $301.7K
NOI $18,104 @ 7.0% cap · market cap 4.02%
Second Best
Multifamily LT 5
$253.0K
$221.4K – $295.2K
NOI $17,711 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$380.6K
$333.0K – $444.0K
NOI $26,642 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Explore this area
Business Placement
Demographics for 97222, OR
36,316
Population
16,910
Households
2.1
Avg Household Size
41
Median Age
38%
College-Educated
95%
High-School Grad
8.6 sq mi
ZIP Area
4,223
Density / Sq Mi
$77,441
Median Household Income
$48,298
Median Earnings
$1,592
Median Rent
$465,100
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?
Duplex - Two units offer separate fenced outdoor areas, patios, sheds, and laundry hookups.
Where is this duplex located?
The property is located at 12406 SE FULLER Rd Milwaukie, OR.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Duplex with one 1‑bedroom unit and one 2‑bedroom unit; 1410 square feet on a 0.15‑acre corner lot; 6 off‑street parking spaces
