Midcentury Duplex with Private
For Sale
$530,000
1630 1632 NE 81ST AVE, Portland, OR 97213
Two 2-bedroom, 1-bath units with hardwood floors, private entrances, and dedicated 1-car garages.
Property Size1,560 SF
Price / SF$339.74
Days on Market204
Property Features for 1630 1632 NE 81ST AVE
General Information
Standard status
Active
Size
1,560 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
RM1
Net Operating Income
$23,848
Taxes and HOA fees
Annual Taxes
$5,449
Amenities
Garage
UnitTypeType1,UnitTypeType2
Electricity
2
HardwoodFloors,Refrigerator,WasherDryer
1
1645
1695
PublicWater
2.0
Driveway,Garage
ConcretePerimeter
1560.0
Cedar
Building Details
Building Size
1,560 SF
Year Built
1962
Stories
1
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 730-9090
Listed By:
Julia Garriott
(503) 730-9090
Source:
Premierepropertygroup
Added: Jan 31
Changed: Aug 23
Last Checked: Aug 23 at 2:45AM
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 Keller Williams Realty Portland Premiere
Investment Insights
Based on property information with market context.
This midcentury duplex is well maintained and designed for comfortable, self-contained living. Each unit offers a functional 2-bedroom, 1-bath layout with hardwood flooring, private entrances, and a dedicated 1-car garage for each tenant. The configuration supports separation and privacy while keeping day-to-day use straightforward.
The property is tucked just off the main road and positioned between major highways, providing convenient access to shopping, dining, public transit, and commuter routes. Despite its proximity to transportation options, the setting is described as offering a sense of separation from traffic.
For buyers seeking a duplex with independent entry and off-street parking included for each unit, this layout is practical for long-term ownership and flexible personal or rental use. It may also fit an owner-occupant scenario where one side is lived in while the other unit helps offset housing costs. The trustee for the sale is a licensed real estate agent in Oregon.
The property is tucked just off the main road and positioned between major highways, providing convenient access to shopping, dining, public transit, and commuter routes. Despite its proximity to transportation options, the setting is described as offering a sense of separation from traffic.
For buyers seeking a duplex with independent entry and off-street parking included for each unit, this layout is practical for long-term ownership and flexible personal or rental use. It may also fit an owner-occupant scenario where one side is lived in while the other unit helps offset housing costs. The trustee for the sale is a licensed real estate agent in Oregon.
Key Highlights
- Two 2‑bedroom, 1‑bath units with hardwood floors
- Each unit includes a refrigerator and washer/dryer
- Private entrances for both units
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
$21,740
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
4.10%
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%
$434,800
$434.8K
Cap Rate 7%
$310,571
$310.6K
Cap Rate 9%
$241,556
$241.6K
Market Conditions
NOI Build-Up for 1,560 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
$32.8K $21.00/SF
− Vacancy
−$1.7K −$1.09/SF
EGI
$31.1K $19.91/SF
− OpEx
−$9.3K −$5.97/SF
NOI
$21.7K $13.94/SF
Area
Portland, OR
Vacancy
5.20%
Lease Rate
$21.00 /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%
$434,800
Cap Rate 7%
$310,571
Cap Rate 9%
$241,556
Alternative Uses
Best Use
Multifamily LT 5
$310.6K
$271.8K – $362.3K
NOI $21,740 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$286.1K
$250.4K – $333.8K
NOI $20,030 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 5.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
646
Businesses Nearby
Explore this area
Business Placement
Demographics for 97213, OR
31,260
Population
14,971
Households
2.1
Avg Household Size
40
Median Age
61%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
7,815
Density / Sq Mi
$95,801
Median Household Income
$56,941
Median Earnings
$1,490
Median Rent
$609,100
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 2-bedroom, 1-bath units with hardwood floors, private entrances, and dedicated 1-car garages.
Where is this duplex located?
The property is located at 1630 1632 NE 81ST AVE Portland, OR.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units with hardwood floors; Each unit includes a refrigerator and washer/dryer; Private entrances for both units
