Remodeled Duplex with Guest
For Sale
$798,000
8300 SW Blake ST, Tualatin, OR 97062
Two residences on a landscaped acreage parcel with separate garages, shop space, and a month-to-month rental arrangement.
Property Size2,468 SF
Lot Size1.25 Acres
Price / SF$323.34
Days on Market14
Property Features for 8300 SW Blake ST
General Information
Standard status
Active
Size
2,468 SF
Total Parking Spaces
3
Lot size
1.25 Acres
Property subtype
Multi-Family
Zoning
RL
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
patio with fire pit
shop
shed
RV parking
fruit trees
blueberries
Building Details
Year Built
1948
Year Renovated
2021
Buildings
2
Listing Agency:
Real Broker
(503) 836-2010
Listed By:
Brittany Gibbs
(503) 836-2010
Source:
Findhousesinoregon
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 29 at 8:53AM
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 Real Broker
Investment Insights
Based on property information with market context.
This duplex property includes a 3-bedroom, 2-bath main residence and a 2-bedroom, 1-bath guest home on 1.25 acres. The main house, built in 1948, offers ductless heat, a wood fireplace, quartz countertops, stainless steel appliances, newer vinyl windows, laminate flooring, and a one-car garage. The guest home includes 1,040 square feet, a mini-split, fireplace insert, wall heaters, quartz countertops, stainless steel appliances, a utility room, and updated bathroom finishes. Both residences were remodeled in 2020-21 and have newer roofs.
Outdoor improvements include a stamped-concrete patio with fire pit, paved driveway, RV parking, a 12 x 20 insulated shop, and a 10 x 12 shed. A separate insulated 440-square-foot garage serves the guest home. The property also includes mature cedar, maple, apple, and cherry trees, blueberries, and a prepared area for an above-ground pool. RL zoning, sewer service to both homes installed in 2021, and Ziply fiber-optic internet serve the property. The sale includes 8290 & 8300 SW Blake St; land to the east is owned by ODOT.
Outdoor improvements include a stamped-concrete patio with fire pit, paved driveway, RV parking, a 12 x 20 insulated shop, and a 10 x 12 shed. A separate insulated 440-square-foot garage serves the guest home. The property also includes mature cedar, maple, apple, and cherry trees, blueberries, and a prepared area for an above-ground pool. RL zoning, sewer service to both homes installed in 2021, and Ziply fiber-optic internet serve the property. The sale includes 8290 & 8300 SW Blake St; land to the east is owned by ODOT.
Key Highlights
- 1.25‑acre duplex property with 2 residences
- Main home offers 3 beds, 2 baths, and a 1‑car garage
- Guest home includes 1,040 sf, 2 bedrooms, and 1 bath
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
$31,689
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
3.97%
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%
$633,780
$633.8K
Cap Rate 7%
$452,700
$452.7K
Cap Rate 9%
$352,100
$352.1K
Market Conditions
NOI Build-Up for 2,468 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
$60.7K $24.60/SF
− Vacancy
−$3.1K −$1.25/SF
EGI
$57.6K $23.35/SF
− OpEx
−$25.9K −$10.51/SF
NOI
$31.7K $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%
$633,780
Cap Rate 7%
$452,700
Cap Rate 9%
$352,100
Alternative Uses
Best Use
Apartment 5plus
$452.7K
$396.1K – $528.2K
NOI $31,689 @ 7.0% cap · market cap 3.97%
Second Best
Multifamily LT 5
$432.9K
$378.8K – $505.1K
NOI $30,303 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$666.2K
$582.9K – $777.2K
NOI $46,632 @ 7.0% cap · market cap 5.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 97062, OR
29,146
Population
11,659
Households
2.5
Avg Household Size
38
Median Age
46%
College-Educated
94%
High-School Grad
14.2 sq mi
ZIP Area
2,053
Density / Sq Mi
$106,987
Median Household Income
$51,753
Median Earnings
$1,721
Median Rent
$607,800
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?
Duplex - Two residences on a landscaped acreage parcel with separate garages, shop space, and a month-to-month rental arrangement.
Where is this duplex located?
The property is located at 8300 SW Blake ST Tualatin, OR.
What is the asking price?
The asking price for this property is $798,000.
What are key features of this property?
This property features: 1.25‑acre duplex property with 2 residences; Main home offers 3 beds, 2 baths, and a 1‑car garage; Guest home includes 1,040 sf, 2 bedrooms, and 1 bath
