Updated Four-Unit Multifamily
New
For Sale
$950,000
12480 SW Gingham LN, Beaverton, OR 97008
Well-maintained four-unit property with residential-style features, private outdoor areas, assigned parking, and dedicated storage.
Property Size3,444 SF
Price / SF$275.84
Days on Market2
Property Features for 12480 SW Gingham LN
General Information
Standard status
Active
Size
3,444 SF
Property subtype
Multi-Family
Financials
Cap Rate
6.4%
Gross Rent Multiplier
10.9
Additional Details
Multifamily Units
4
Amenities
wood-burning fireplaces
decks
patios
fenced yards
air conditioning
storage units
in-unit washer/dryer
off-street assigned parking
Building Details
Year Built
1978
Year Renovated
2006
Listing Agency:
Lancefield Realty
Listed By:
Brittany Gibbs
(503) 836-2010
Source:
Findhousesinoregon
Added: Sep 6
Last Checked: Sep 7 at 7:19AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lancefield Realty
Investment Insights
Based on property information with market context.
This four-unit multifamily property offers 3,444 square feet of residential space and was rebuilt down to the studs in 2006. The building includes wood-burning fireplaces, decks, patios, fenced yards, air conditioning, storage units, in-unit washer and dryer connections, and off-street assigned parking. Interior updates include crown molding and upgraded finishes throughout. The property was originally built in 1978 and has been maintained with updated front siding, newer water heaters, new appliances, and a 3-year New Roof with oversized gutters and easy-access downspouts.
The property is located near Whole Foods, Murrayhill Marketplace, Conestoga Recreation Center, and Greenway Park, each described as being just blocks away. Financial metrics include a 10.9 GRM and a 6.4% cap rate.
The property is located near Whole Foods, Murrayhill Marketplace, Conestoga Recreation Center, and Greenway Park, each described as being just blocks away. Financial metrics include a 10.9 GRM and a 6.4% cap rate.
Key Highlights
- Four‑unit multifamily property with 3,444 SF
- Rebuilt down to the studs in 2006
- Wood‑burning fireplaces, decks, patios, and fenced yards
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
$44,221
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
4.65%
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%
$884,420
$884.4K
Cap Rate 7%
$631,729
$631.7K
Cap Rate 9%
$491,344
$491.3K
Market Conditions
NOI Build-Up for 3,444 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
$84.7K $24.60/SF
− Vacancy
−$4.3K −$1.25/SF
EGI
$80.4K $23.35/SF
− OpEx
−$36.2K −$10.51/SF
NOI
$44.2K $12.84/SF
Area
Washington County, OR
Vacancy
5.10%
Lease Rate
$24.60 /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%
$884,420
Cap Rate 7%
$631,729
Cap Rate 9%
$491,344
Alternative Uses
Best Use
Apartment 5plus
$631.7K
$552.8K – $737.0K
NOI $44,221 @ 7.0% cap · market cap 4.65%
Second Best
Multifamily LT 5
$604.1K
$528.6K – $704.8K
NOI $42,287 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$929.6K
$813.4K – $1.08M
NOI $65,073 @ 7.0% cap · market cap 6.85%
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
499
Businesses Nearby
Explore this area
Business Placement
Demographics for 97008, OR
29,632
Population
12,845
Households
2.3
Avg Household Size
39
Median Age
48%
College-Educated
95%
High-School Grad
5.3 sq mi
ZIP Area
5,591
Density / Sq Mi
$90,246
Median Household Income
$52,133
Median Earnings
$1,664
Median Rent
$555,300
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 - Well-maintained four-unit property with residential-style features, private outdoor areas, assigned parking, and dedicated storage.
Where is this quadplex located?
The property is located at 12480 SW Gingham LN Beaverton, OR.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Four‑unit multifamily property with 3,444 SF; Rebuilt down to the studs in 2006; Wood‑burning fireplaces, decks, patios, and fenced yards
