Cottage Quadplex with Yard
For Sale
$1,979,900
4895 NE CESAR E CHAVEZ Blvd, Portland, OR 97211
MultiFamily, Portland, OR
Property Size4,588 SF
Lot Size0.11 Acres
Price / SF$431.54
Days on Market111
Property Features for 4895 NE CESAR E CHAVEZ Blvd
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
R5
Bedrooms
5
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 4, Bedroom 5, Bathroom 2, Bathroom 4, Bedroom 2, Bedroom 1, Bathroom 6, Bathroom 5, Bathroom 1, Bedroom 3, Bathroom 3
Subdivision
BEAUMONT - WILSHIRE
Elementary school
Vernon
Middle school
Vernon
High school
Jefferson
Directions
Take Exit 3 for Cesar Chavez Blvd; head north on NE Cesar Chavez Blvd; continue to 4841 on the right
Standard status
Active
APN
New Construction
Size
4,588 SF
Lot size
0.11 Acres
Utilities
Cooling system
Heat Pump
Amenities
stainless steel appliances
solid surface countertops
mini split systems
fenced yard
laundry
Building Details
Year built
2026
Floors in Building
2
Number of units
4
Roof type
Composition
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Darryl Bodle · License #199910100
(503) 709-4632
Added: May 6
Changed: Aug 23
Last Checked: Aug 24 at 2:06PM
MLS# 215034220
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 under-construction quadplex comprises four detached cottage-style residences on a 0.11-acre site, with a combined property size of 4588 square feet. The unit mix includes two three-bedroom homes and two two-bedroom homes, each with 2.1 bathrooms. Open main-level plans bring together living, dining, and kitchen areas, while upper floors provide bedrooms, bathrooms, and laundry space. Kitchens are equipped with stainless steel appliances and solid surface countertops, and mini-split systems provide heating and cooling. Each residence includes fenced front and rear yard areas plus a dining-area slider. The property is identified as R5 zoning and carries a 2026 year built designation.
Located at 4895 NE CESAR E CHAVEZ Blvd in Portland, the property is near Beaumont Village, Beaumont Market, Pip's Original Doughnuts, Grand Central Bakery, Amalfi's, Wilshire Park, and New Seasons Market. The homes are currently on one tax lot, with land division in progress to create individual lots; buyers are to verify development status and available options.
Located at 4895 NE CESAR E CHAVEZ Blvd in Portland, the property is near Beaumont Village, Beaumont Market, Pip's Original Doughnuts, Grand Central Bakery, Amalfi's, Wilshire Park, and New Seasons Market. The homes are currently on one tax lot, with land division in progress to create individual lots; buyers are to verify development status and available options.
Key Highlights
- Four detached cottage residences on a single property
- Unit mix includes two 3‑bedroom and two 2‑bedroom homes
- Each residence includes 2.1 bathrooms and upstairs laundry space
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
$63,937
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
3.23%
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%
$1,278,740
$1.3M
Cap Rate 7%
$913,386
$913.4K
Cap Rate 9%
$710,411
$710.4K
Market Conditions
NOI Build-Up for 4,588 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
$96.3K $21.00/SF
− Vacancy
−$5.0K −$1.09/SF
EGI
$91.3K $19.91/SF
− OpEx
−$27.4K −$5.97/SF
NOI
$63.9K $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%
$1,278,740
Cap Rate 7%
$913,386
Cap Rate 9%
$710,411
Alternative Uses
Best Use
Multifamily LT 5
$913.4K
$799.2K – $1.07M
NOI $63,937 @ 7.0% cap · market cap 3.23%
Second Best
Apartment 5plus
$841.6K
$736.4K – $981.8K
NOI $58,910 @ 7.0% cap · market cap 2.98%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,190 @ 7.0% cap · market cap 4.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
594
Businesses Nearby
Explore this area
Business Placement
Demographics for 97211, OR
33,762
Population
15,106
Households
2.2
Avg Household Size
38
Median Age
56%
College-Educated
96%
High-School Grad
7.1 sq mi
ZIP Area
4,755
Density / Sq Mi
$109,604
Median Household Income
$59,171
Median Earnings
$1,818
Median Rent
$616,800
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?
Quadplex - Four detached residences provide varied layouts, private outdoor areas, and individual laundry spaces in Portland’s Beaumont-Wilshire area.
Where is this quadplex located?
The property is located at 4895 NE CESAR E CHAVEZ Blvd Portland, OR.
What is the asking price?
The asking price for this property is $1,979,900.
What are key features of this property?
This property features: Four detached cottage residences on a single property; Unit mix includes two 3‑bedroom and two 2‑bedroom homes; Each residence includes 2.1 bathrooms and upstairs laundry space
