8-Home Apartment
For Sale
$3,439,900
7468 SE Tolman St, Portland, OR 97206
MULTI_FAMILY - Portland, OR
Property Size9,454 SF
Lot Size0.22 Acres
Price / SF$363.86
Days on Market155
Property Features for 7468 SE Tolman St
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
R2.5
Bedrooms
16
Bathrooms
18
Full bathrooms
18
Rooms
Bedroom 2, Bathroom 4, Bathroom 3, Bedroom 9, Bathroom 18, Bedroom 15, Bedroom 8, Bathroom 11, Bedroom 14, Bedroom 12, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 5, Bathroom 13, Bathroom 17, Bathroom 7, Bedroom 13, Bedroom 10, Bathroom 9, Bedroom 1, Bathroom 12, Bathroom 16, Bedroom 16, Bedroom 11, Bedroom 5, Bathroom 8, Bathroom 14, Bathroom 15, Bedroom 6, Bedroom 7, Bathroom 10, Bathroom 2, Bathroom 6
Subdivision
MT SCOTT - ARLETA
Elementary school
Woodmere
Middle school
Lane
High school
Franklin
Directions
SE Woodstock to SE 74th Ave to SE Tolman St
Standard status
Active
APN
New Construction
Size
9,454 SF
Lot size
0.22 Acres
Utilities
Cooling system
Heat Pump
Amenities
private outdoor spaces
gourmet kitchens
stainless steel appliances
ductless heat pump systems
upstairs laundry
Building Details
Year built
2026
Floors in Building
2
Number of units
8
Roof type
Composition
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Darryl Bodle · License #199910100
(503) 709-4632
Added: Mar 11
Changed: Aug 12
Last Checked: Aug 12 at 12:06PM
MLS# 259374040
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 apartment community will deliver all eight homes within a newly constructed residential development on a 0.22-acre site. The mix includes four three-bedroom homes and four two-bedroom homes, each designed with two and a half bathrooms and two-story layouts. Main levels feature open-concept great rooms with connected living, dining, and kitchen areas, along with a convenient main level half bath. Kitchens are planned with stainless steel appliances, ample cabinetry, and large islands with eat bar seating. Upstairs, residents will find primary suites with ensuite baths, hall baths for secondary bedrooms, and a dedicated upstairs laundry positioned between bedrooms. Each home includes private outdoor space, with rear homes featuring larger yard areas. Energy efficiency is supported by ductless heat pump systems, and the homes will have composition roofing. The estimated project delivery is reflected in a 2026 year built.
The community is positioned about 2.5 to 3 miles from the dining, cafes, bars, and neighborhood retail along SE Woodstock Blvd, with daily conveniences along SE 82nd Avenue roughly half a mile away. Lents Park is approximately 1.1 miles from the community.
Pro forma financials indicate an estimated 5.39% cap rate.
The community is positioned about 2.5 to 3 miles from the dining, cafes, bars, and neighborhood retail along SE Woodstock Blvd, with daily conveniences along SE 82nd Avenue roughly half a mile away. Lents Park is approximately 1.1 miles from the community.
Pro forma financials indicate an estimated 5.39% cap rate.
Key Highlights
- 8 total homes: four 3‑bedroom and four 2‑bedroom residences
- Each home includes two and a half bathrooms with two‑story floor plans
- 0.22‑acre site; 9,454 SF total property size
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
$124,481
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%
$2,489,620
$2.5M
Cap Rate 7%
$1,778,300
$1.8M
Cap Rate 9%
$1,383,122
$1.4M
Market Conditions
NOI Build-Up for 9,454 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
$238.2K $25.20/SF
− Vacancy
−$11.9K −$1.26/SF
EGI
$226.3K $23.94/SF
− OpEx
−$101.8K −$10.77/SF
NOI
$124.5K $13.17/SF
Area
ZIP 97206
Vacancy
5.00%
Lease Rate
$25.20 /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%
$2,489,620
Cap Rate 7%
$1,778,300
Cap Rate 9%
$1,383,122
Alternative Uses
Best Use
Apartment 5plus
$1.78M
$1.56M – $2.07M
NOI $124,481 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.65M
$2.32M – $3.10M
NOI $185,844 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
428
Businesses Nearby
Explore this area
Business Placement
Demographics for 97206, OR
51,072
Population
22,348
Households
2.3
Avg Household Size
38
Median Age
49%
College-Educated
94%
High-School Grad
6.5 sq mi
ZIP Area
7,857
Density / Sq Mi
$94,233
Median Household Income
$54,254
Median Earnings
$1,693
Median Rent
$480,500
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 - R2.5 zoned, under-construction 8-home apartment community with four 3-bedroom and four 2-bedroom residences.
Where is this apartment building located?
The property is located at 7468 SE Tolman St Portland, OR.
What is the asking price?
The asking price for this property is $3,439,900.
What are key features of this property?
This property features: 8 total homes: four 3‑bedroom and four 2‑bedroom residences; Each home includes two and a half bathrooms with two‑story floor plans; 0.22‑acre site; 9,454 SF total property size
