2021 Fee Simple Duplex
For Sale
$6,300,000
1270 Pacific Ave, Forest Grove, OR 97116
Fee simple duplexes built in 2021 near Pacific University and downtown Forest Grove.
Property Size27,077 SF
Price / SF$232.67
Days on Market53
Property Features for 1270 Pacific Ave
General Information
Standard status
Active
Size
27,077 SF
Property subtype
Multi-Family
Financials
Asking Price
$6,300,000
Gross Income
$504,000
Building Details
Year Built
2021
Buildings
10
Listing Agency:
Premiere Property Group, LLC
(503) 636-7770
Listed By:
Fred Mueller
Source:
Evokepropertypartners
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 26 at 10:30AM
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 Premiere Property Group, LLC
Investment Insights
Based on property information with market context.
This portfolio includes 10 fee simple duplexes constructed in 2021 and designated R-5. The newer improvements provide a contemporary residential income asset across multiple duplex properties, with ownership structured on a fee simple basis.
The properties are located approximately 10 blocks from Pacific University in Forest Grove, with access to downtown and commuting routes. Their proximity to the university and the surrounding college-town setting places the portfolio within an established residential rental area. Portfolio options include three duplexes, six duplexes, or all 10 properties.
The properties are located approximately 10 blocks from Pacific University in Forest Grove, with access to downtown and commuting routes. Their proximity to the university and the surrounding college-town setting places the portfolio within an established residential rental area. Portfolio options include three duplexes, six duplexes, or all 10 properties.
Key Highlights
- 10 fee simple duplexes constructed in 2021
- R‑5 zoning
- Approximately 10 blocks from Pacific University
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
$347,668
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
5.52%
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%
$6,953,360
$7.0M
Cap Rate 7%
$4,966,686
$5.0M
Cap Rate 9%
$3,862,978
$3.9M
Market Conditions
NOI Build-Up for 27,077 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
$666.1K $24.60/SF
− Vacancy
−$34.0K −$1.25/SF
EGI
$632.1K $23.35/SF
− OpEx
−$284.5K −$10.51/SF
NOI
$347.7K $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%
$6,953,360
Cap Rate 7%
$4,966,686
Cap Rate 9%
$3,862,978
Alternative Uses
Best Use
Apartment 5plus
$4.97M
$4.35M – $5.79M
NOI $347,668 @ 7.0% cap · market cap 5.52%
Second Best
Multifamily LT 5
$4.75M
$4.16M – $5.54M
NOI $332,463 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$7.31M
$6.40M – $8.53M
NOI $511,612 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Explore this area
Business Placement
Demographics for 97116, OR
29,351
Population
10,229
Households
2.9
Avg Household Size
36
Median Age
33%
College-Educated
90%
High-School Grad
82.1 sq mi
ZIP Area
358
Density / Sq Mi
$87,308
Median Household Income
$42,330
Median Earnings
$1,397
Median Rent
$479,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Fee simple duplexes built in 2021 near Pacific University and downtown Forest Grove.
Where is this duplex located?
The property is located at 1270 Pacific Ave Forest Grove, OR.
What is the asking price?
The asking price for this property is $6,300,000.
What are key features of this property?
This property features: 10 fee simple duplexes constructed in 2021; R‑5 zoning; Approximately 10 blocks from Pacific University
