Updated Triplex with Separate
For Sale
$679,900
6313 SE 92ND Ave, Portland, OR 97266
MultiFamily, Portland, OR
Property Size3,872 SF
Lot Size0.13 Acres
Price / SF$175.59
Days on Market169
Property Features for 6313 SE 92ND Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM2
Bedrooms
7
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 7, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bathroom 3, Bedroom 1, Bedroom 5, Bedroom 6, Bedroom 4
Elementary school
Kelly
Middle school
Lane
High school
Franklin
Directions
South of Foster Rd on 92nd to property
Subdivision
_143
Standard status
Active
APN
R121998
Size
3,872 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Description
BROCK ADD, BLOCK 1, LOT 2
Tax Annual Amount
4365
Legal Description
BROCK ADD, BLOCK 1, LOT 2
Utilities
Heating system
Heat Pump (Heating)
Amenities
washer and dryer hookups
Building Details
Year built
1912
Floors in Building
3
Number of units
3
Roof type
Composition
Listing Agency:
Premiere Property Group, LLC
(503) 670-9000
Listed By:
Jason Preuit · License #200408054
(503) 984-9887
Added: Mar 26
Changed: Sep 8
Last Checked: Sep 10 at 8:06PM
MLS# 385255736
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.
Built in 1912, this triplex contains three separate residential units with a total of 7 bedrooms and 3 bathrooms. The primary residence provides 3 bedrooms and 1 bathroom, while two additional units each include 2 bedrooms and 1 bathroom. Separate entrances serve the units, and each has washer and dryer hookups. Kitchen, bathroom, and interior finish improvements complement the property's retained period character. RM2 zoning and a documented rental history are also part of the property profile.
The 0.13-acre property is located just off the Foster corridor in southeast Portland. Nearby context includes local shops, shopping, parks, schools, and everyday services, with improved walkability and updated streets described in the surrounding area. The property supports both continued rental use and an owner-occupant arrangement with the other units leased.
The 0.13-acre property is located just off the Foster corridor in southeast Portland. Nearby context includes local shops, shopping, parks, schools, and everyday services, with improved walkability and updated streets described in the surrounding area. The property supports both continued rental use and an owner-occupant arrangement with the other units leased.
Key Highlights
- Three‑unit property with 7 bedrooms and 3 bathrooms
- Unit mix includes one 3‑bedroom unit and two 2‑bedroom units
- Separate entrances provide individual access to each unit
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
$53,959
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
7.94%
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%
$1,079,180
$1.1M
Cap Rate 7%
$770,843
$770.8K
Cap Rate 9%
$599,544
$599.5K
Market Conditions
NOI Build-Up for 3,872 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
$81.3K $21.00/SF
− Vacancy
−$4.2K −$1.09/SF
EGI
$77.1K $19.91/SF
− OpEx
−$23.1K −$5.97/SF
NOI
$54.0K $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%
$1,079,180
Cap Rate 7%
$770,843
Cap Rate 9%
$599,544
Alternative Uses
Best Use
Multifamily LT 5
$770.8K
$674.5K – $899.3K
NOI $53,959 @ 7.0% cap · market cap 7.94%
Second Best
Apartment 5plus
$710.2K
$621.5K – $828.6K
NOI $49,716 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$1.09M
$951.4K – $1.27M
NOI $76,115 @ 7.0% cap · market cap 11.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
693
Businesses Nearby
Explore this area
Business Placement
Demographics for 97266, OR
36,095
Population
13,863
Households
2.6
Avg Household Size
37
Median Age
29%
College-Educated
85%
High-School Grad
6.1 sq mi
ZIP Area
5,917
Density / Sq Mi
$71,791
Median Household Income
$39,856
Median Earnings
$1,532
Median Rent
$420,800
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?
Triplex - Three residential units offer a flexible mix of layouts, refreshed interiors, and individual washer and dryer hookups.
Where is this triplex located?
The property is located at 6313 SE 92ND Ave Portland, OR.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: Three‑unit property with 7 bedrooms and 3 bathrooms; Unit mix includes one 3‑bedroom unit and two 2‑bedroom units; Separate entrances provide individual access to each unit
