Five-Unit Apartment
For Sale
$699,999
1925 SE ALDER St, Portland, OR 97214
MultiFamily, Portland, OR
Property Size3,075 SF
Lot Size0.12 Acres
Price / SF$227.64
Days on Market44
Property Features for 1925 SE ALDER St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM2
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 6, Bedroom 3, Bedroom 5, Bathroom 2, Bathroom 3, Bathroom 5, Bathroom 1, Bathroom 4, Bedroom 4, Bedroom 1, Bedroom 2
Subdivision
BUCKMAN
Elementary school
Buckman
Middle school
Hosford
High school
Cleveland
Directions
SE 20th Ave and SE Alder St
Standard status
Active
APN
R167924
Size
3,075 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
GARRISON'S SUB, BLOCK 5, W 1/2 OF LOT 5&6
Tax Annual Amount
13102
Legal Description
GARRISON'S SUB, BLOCK 5, W 1/2 OF LOT 5&6
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
high ceilings
central forced-air heating
private storage
on-site laundry
off-street parking
large backyard space
Building Details
Year built
1890
Floors in Building
2
Number of units
5
Roof type
Composition
Listing Agency:
Windermere Realty Trust · Windermere Real Estate
(503) 233-7777
Listed By:
Reuben Schug · License #200611244
(503) 754-1930
Added: Jul 22
Changed: Sep 3
Last Checked: Sep 3 at 6:06AM
MLS# 442930695
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 RM2-zoned apartment property contains five units within a 3,075-square-foot building constructed in 1890. The unit mix includes one two-bedroom apartment and four one-bedroom apartments. Interior features include high ceilings, central forced-air heating, private storage, and on-site laundry, while the property also provides off-street parking and a large backyard. Central air and a composition roof are additional building features.
Recent work includes a newer roof and completion of a full renovation to the two-bedroom unit in 2025. The property is in Portland’s Buckman neighborhood, with walkable access to parks, grocery stores, restaurants, neighborhood amenities, and downtown employment centers.
Recent work includes a newer roof and completion of a full renovation to the two-bedroom unit in 2025. The property is in Portland’s Buckman neighborhood, with walkable access to parks, grocery stores, restaurants, neighborhood amenities, and downtown employment centers.
Key Highlights
- Five apartments with one two‑bedroom unit and four one‑bedroom units
- 3,075 square feet on 0.12 acres
- Built in 1890 with high ceilings and historic character
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
$39,483
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
5.64%
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%
$789,660
$789.7K
Cap Rate 7%
$564,043
$564.0K
Cap Rate 9%
$438,700
$438.7K
Market Conditions
NOI Build-Up for 3,075 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
$75.6K $24.60/SF
− Vacancy
−$3.9K −$1.25/SF
EGI
$71.8K $23.35/SF
− OpEx
−$32.3K −$10.51/SF
NOI
$39.5K $12.84/SF
Area
Portland, 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%
$789,660
Cap Rate 7%
$564,043
Cap Rate 9%
$438,700
Alternative Uses
Best Use
Apartment 5plus
$564.0K
$493.5K – $658.1K
NOI $39,483 @ 7.0% cap · market cap 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$863.5K
$755.6K – $1.01M
NOI $60,448 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
3,585
Businesses Nearby
Explore this area
Business Placement
Demographics for 97214, OR
28,403
Population
15,948
Households
1.8
Avg Household Size
36
Median Age
67%
College-Educated
98%
High-School Grad
2.9 sq mi
ZIP Area
9,794
Density / Sq Mi
$86,879
Median Household Income
$55,643
Median Earnings
$1,628
Median Rent
$733,200
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?
Apartment building - RM2-zoned historic property with updated systems, on-site laundry, storage, parking, and substantial outdoor space.
Where is this apartment building located?
The property is located at 1925 SE ALDER St Portland, OR.
What is the asking price?
The asking price for this property is $699,999.
What are key features of this property?
This property features: Five apartments with one two‑bedroom unit and four one‑bedroom units; 3,075 square feet on 0.12 acres; Built in 1890 with high ceilings and historic character
