Duplex on R2.5 Double
For Sale
$750,000
3236 SE YAMHILL St, Portland, OR 97214
MultiFamily, Portland, OR
Property Size2,475 SF
Lot Size0.15 Acres
Price / SF$303.03
Days on Market452
Property Features for 3236 SE YAMHILL St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2.5
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 2
Elementary school
Sunnyside Env
Middle school
Sunnyside Env
High school
Franklin
Directions
SE Belmont to SE 32nd to SE Yamhill
Subdivision
_143
Standard status
Active
APN
R280638
Size
2,475 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
SUNNYSIDE & PLAT 2 & 3, BLOCK 28, LOT 10&11
Tax Annual Amount
6315
Legal Description
SUNNYSIDE & PLAT 2 & 3, BLOCK 28, LOT 10&11
Utilities
Heating system
Forced Air
Amenities
shared laundry
basement storage
Building Details
Year built
1904
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
LUXE Forbes Global Properties
(503) 389-2112
Listed By:
Steve Odermann · License #201209382
(971) 275-5657
Added: Jun 24, 2025
Changed: Sep 13
Last Checked: Sep 18 at 8:06AM
MLS# 200738252
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 at 3236 SE Yamhill St includes two residential units on the same property, with a 2-bedroom/1-bath main-level unit and a 1-bedroom/1-bath upper-level unit. The property features shared laundry and ample storage in the basement, along with forced-air heating and a composition roof. Built in 1904, the home sits on a double lot measuring 66x100, totaling approximately 0.15 acres and 2,475 square feet.
Zoned R2.5, the property is located in Portland (97214) in the Sunnyside area. Public remarks note it is just blocks from the Belmont and Hawthorne corridors. The City of Portland indicates that a lot line confirmation could create a second buildable 33x100 lot, subject to buyer due diligence.
Prospective buyers should conduct all due diligence regarding lot configuration and any development or density outcomes, as the seller makes no warranties or representations.
Zoned R2.5, the property is located in Portland (97214) in the Sunnyside area. Public remarks note it is just blocks from the Belmont and Hawthorne corridors. The City of Portland indicates that a lot line confirmation could create a second buildable 33x100 lot, subject to buyer due diligence.
Prospective buyers should conduct all due diligence regarding lot configuration and any development or density outcomes, as the seller makes no warranties or representations.
Key Highlights
- Two units: 2 bed/1 bath main‑level and 1 bed/1 bath upper‑level
- Double lot 66x100 totaling about 0.15 acres
- Shared laundry with basement storage
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
$34,491
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
4.60%
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%
$689,820
$689.8K
Cap Rate 7%
$492,729
$492.7K
Cap Rate 9%
$383,233
$383.2K
Market Conditions
NOI Build-Up for 2,475 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
$52.0K $21.00/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$49.3K $19.91/SF
− OpEx
−$14.8K −$5.97/SF
NOI
$34.5K $13.94/SF
Area
Portland, OR
Vacancy
5.20%
Lease Rate
$21.00 /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%
$689,820
Cap Rate 7%
$492,729
Cap Rate 9%
$383,233
Alternative Uses
Best Use
Multifamily LT 5
$492.7K
$431.1K – $574.9K
NOI $34,491 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$454.0K
$397.2K – $529.7K
NOI $31,779 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$695.0K
$608.2K – $810.9K
NOI $48,653 @ 7.0% cap · market cap 6.49%
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
1,970
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
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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 - Duplex on a double lot with two units, forced-air heating, and R2.5 zoning in Portland’s Sunnyside area.
Where is this duplex located?
The property is located at 3236 SE YAMHILL St Portland, OR.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Two units: 2 bed/1 bath main‑level and 1 bed/1 bath upper‑level; Double lot 66x100 totaling about 0.15 acres; Shared laundry with basement storage
