Duplex with Private
For Sale
$414,900
18427 SE YAMHILL St, Gresham, OR 97233
MultiFamily, Gresham, OR
Property Size1,680 SF
Lot Size0.16 Acres
Price / SF$246.96
Days on Market97
Property Features for 18427 SE YAMHILL St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RTC
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 2
Subdivision
EASTWOOD
Elementary school
Alder
Middle school
Reynolds
High school
Reynolds
Directions
182ND TO YAMHILL ON LEFT AT 184TH
Standard status
Active
APN
R153581
Size
1,680 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
EASTWOOD, LOT 14 TL 3900
Tax Annual Amount
3816
Legal Description
EASTWOOD, LOT 14 TL 3900
Utilities
Heating system
Baseboard
Cooling system
Window Unit(s)
Building Details
Year built
1948
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
Tree City Real Estate
Listed By:
Lizbeth Abbott
(503) 757-1869
Added: Jun 6
Changed: Sep 3
Last Checked: Sep 10 at 7:06AM
MLS# 171563656
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 duplex contains 1,680 square feet arranged as two separate two-bedroom, one-bath residences. Each unit has its own private entrance, creating distinct living areas within the building. The property sits on approximately 0.16 acres and was constructed in 1948, with baseboard heating, window-unit cooling, and a composition roof.
Zoned RTC, the property is located in Gresham, Oregon. The existing configuration supports separate occupancy of the two residences, while the recorded 7.79% cap rate provides an operating metric for review. Current figures are based on existing rents and should be independently verified.
Zoned RTC, the property is located in Gresham, Oregon. The existing configuration supports separate occupancy of the two residences, while the recorded 7.79% cap rate provides an operating metric for review. Current figures are based on existing rents and should be independently verified.
Key Highlights
- Two‑unit property with separate 2‑bedroom, 1‑bath residences
- 1,680 square feet on approximately 0.16 acres
- 7.79% cap rate based on current rents
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
$22,307
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
5.38%
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%
$446,140
$446.1K
Cap Rate 7%
$318,671
$318.7K
Cap Rate 9%
$247,856
$247.9K
Market Conditions
NOI Build-Up for 1,680 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
$33.3K $19.80/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$31.9K $18.97/SF
− OpEx
−$9.6K −$5.69/SF
NOI
$22.3K $13.28/SF
Area
Gresham, OR
Vacancy
4.20%
Lease Rate
$19.80 /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%
$446,140
Cap Rate 7%
$318,671
Cap Rate 9%
$247,856
Alternative Uses
Best Use
Multifamily LT 5
$318.7K
$278.8K – $371.8K
NOI $22,307 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$286.5K
$250.7K – $334.2K
NOI $20,053 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$383.9K
$335.9K – $447.9K
NOI $26,873 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
802
Businesses Nearby
Explore this area
Business Placement
Demographics for 97233, OR
41,625
Population
14,844
Households
2.8
Avg Household Size
34
Median Age
18%
College-Educated
80%
High-School Grad
4.6 sq mi
ZIP Area
9,049
Density / Sq Mi
$54,886
Median Household Income
$37,216
Median Earnings
$1,352
Median Rent
$385,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately accessed residences offer rental flexibility within a compact multifamily property.
Where is this duplex located?
The property is located at 18427 SE YAMHILL St Gresham, OR.
What is the asking price?
The asking price for this property is $414,900.
What are key features of this property?
This property features: Two‑unit property with separate 2‑bedroom, 1‑bath residences; 1,680 square feet on approximately 0.16 acres; 7.79% cap rate based on current rents
