New Construction
For Sale
$2,059,900
7262 SW 1st Ave, Portland, OR 97219
MultiFamily, Portland, OR
Property Size5,080 SF
Lot Size0.19 Acres
Price / SF$405.49
Days on Market43
Property Features for 7262 SW 1st Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
R5
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 3, Bathroom 1
Subdivision
SOUTH PORTLAND
Elementary school
Rieke
Middle school
Robert Gray
High school
Ida B Wells
Directions
Barbur Blvd, east on SW Miles St, north on SW 1st Ave to property
Standard status
Active
APN
R139954
Size
5,080 SF
Lot size
0.19 Acres
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Amenities
covered patios
private outdoor areas
minisplit heating and cooling
individual laundry areas
separate street addresses
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: Aug 24
Changed: Oct 4
Last Checked: Oct 5 at 4:06AM
MLS# 721738351
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 fourplex comprises four separate residences arranged within two matching buildings. The property totals 5,080 square feet on 0.19 acres, with each home offering 3 bedrooms and 3 full bathrooms. Floor plans include a main-level bedroom and bath, open living, dining, and kitchen areas, plus an upstairs primary suite, additional bedroom, and full hall bath. Interior specifications include shaker-style cabinetry, slab countertops, full-height backsplashes, stainless steel Whirlpool appliances, black fixtures, and detailed millwork. Each residence also includes covered patio space, a private outdoor area, mini-split heating and cooling, and individual laundry facilities.
The 7250/7252 building has dedicated driveways for off-street parking, while 7260/7262 provide larger fenced yards with lawn areas. Separate street addresses and the absence of an HOA support distinct residential use within the fourplex. The property is in South Portland near Fulton Park, Willamette Park, and the Willamette Greenway Trail, with access to Johns Landing amenities, Sellwood Bridge, OHSU, Barbur Blvd, I-5, and downtown Portland. R5 zoning, a 2026 construction year, and 2-10 Builder Warranty coverage are also supported.
The 7250/7252 building has dedicated driveways for off-street parking, while 7260/7262 provide larger fenced yards with lawn areas. Separate street addresses and the absence of an HOA support distinct residential use within the fourplex. The property is in South Portland near Fulton Park, Willamette Park, and the Willamette Greenway Trail, with access to Johns Landing amenities, Sellwood Bridge, OHSU, Barbur Blvd, I-5, and downtown Portland. R5 zoning, a 2026 construction year, and 2-10 Builder Warranty coverage are also supported.
Key Highlights
- Four residences totaling 5,080 square feet on 0.19 acres
- Four 3‑bedroom, 3‑bath homes across two matching buildings
- Separate street addresses with private outdoor areas and covered patios
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
$74,601
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
3.62%
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%
$1,492,020
$1.5M
Cap Rate 7%
$1,065,729
$1.1M
Cap Rate 9%
$828,900
$828.9K
Market Conditions
NOI Build-Up for 5,080 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
$112.8K $22.20/SF
− Vacancy
−$6.2K −$1.22/SF
EGI
$106.6K $20.98/SF
− OpEx
−$32.0K −$6.29/SF
NOI
$74.6K $14.69/SF
Area
ZIP 97219
Vacancy
5.50%
Lease Rate
$22.20 /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%
$1,492,020
Cap Rate 7%
$1,065,729
Cap Rate 9%
$828,900
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$932.5K – $1.24M
NOI $74,601 @ 7.0% cap · market cap 3.62%
Second Best
Apartment 5plus
$939.0K
$821.6K – $1.10M
NOI $65,729 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$1.43M
$1.25M – $1.66M
NOI $99,861 @ 7.0% cap · market cap 4.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Explore this area
Business Placement
Demographics for 97219, OR
42,474
Population
18,881
Households
2.2
Avg Household Size
40
Median Age
66%
College-Educated
98%
High-School Grad
11.7 sq mi
ZIP Area
3,630
Density / Sq Mi
$115,525
Median Household Income
$59,178
Median Earnings
$1,603
Median Rent
$651,600
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?
Quadplex - Four residences offer separate addresses, private outdoor space, and consistent contemporary finishes in a single multifamily asset.
Where is this quadplex located?
The property is located at 7262 SW 1st Ave Portland, OR.
What is the asking price?
The asking price for this property is $2,059,900.
What are key features of this property?
This property features: Four residences totaling 5,080 square feet on 0.19 acres; Four 3‑bedroom, 3‑bath homes across two matching buildings; Separate street addresses with private outdoor areas and covered patios
