Four-Unit Commercial-Zoned
For Sale
$750,000
16816 SE STARK St, Portland, OR 97233
MultiFamily, Portland, OR
Property Size3,100 SF
Lot Size0.25 Acres
Price / SF$241.94
Days on Market18
Property Features for 16816 SE STARK St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
CMU
Bedrooms
8
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 8, Bedroom 7, Bedroom 3, Bathroom 5, Bedroom 1, Bedroom 6, Bedroom 5
Elementary school
Alder
Middle school
Reynolds
High school
Reynolds
Directions
SE corner 168th & Stark St
Subdivision
_143
Standard status
Active
APN
R338015
Size
3,100 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
SECTION 06 1S 3E, TL 700 0.25 ACRES
Tax Annual Amount
5182
Legal Description
SECTION 06 1S 3E, TL 700 0.25 ACRES
Amenities
covered front porch
fenced outdoor area
mature landscaping
detached storage shed
washer and dryer hookups
Building Details
Year built
1911
Floors in Building
2
Number of units
4
Roof type
Composition
Listing Agency:
eXp Realty, LLC
(888) 814-9613
Listed By:
Nick Shivers · License #200209063
(503) 389-0821
Added: Aug 21
Changed: Sep 7
Last Checked: Sep 7 at 7:06PM
MLS# 493418825
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 3,100-square-foot quadplex includes four units: two with two bedrooms, one with four bedrooms, and one studio. Each unit has one full bathroom, a kitchen with appliances, and distinct layouts and finishes. Interior details include updated cabinetry, tiled bathrooms, and wood-look or tile flooring. Hardie plank siding, a covered front porch, and a composition roof that is one year old add to the property’s physical features. The 0.25-acre lot also provides off-street parking, a fenced outdoor area, mature landscaping, and a detached storage shed.
The property is zoned CMU and was built in 1911. Washer and dryer hookups are located in an externally accessed downstairs utility room. A bus line serves the property, and the MAX light rail is approximately six blocks away. Nearby shopping, groceries, parks, Powell Butte Nature Park, and Glendoveer Golf & Tennis provide additional surrounding amenities.
The property is zoned CMU and was built in 1911. Washer and dryer hookups are located in an externally accessed downstairs utility room. A bus line serves the property, and the MAX light rail is approximately six blocks away. Nearby shopping, groceries, parks, Powell Butte Nature Park, and Glendoveer Golf & Tennis provide additional surrounding amenities.
Key Highlights
- Four units with a mix of two 2‑bedroom units, one 4‑bedroom unit, and one studio
- 3,100 square feet on a 0.25‑acre lot
- CMU zoning and 1911 construction
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
$43,200
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
5.76%
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%
$864,000
$864.0K
Cap Rate 7%
$617,143
$617.1K
Cap Rate 9%
$480,000
$480.0K
Market Conditions
NOI Build-Up for 3,100 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
$65.1K $21.00/SF
− Vacancy
−$3.4K −$1.09/SF
EGI
$61.7K $19.91/SF
− OpEx
−$18.5K −$5.97/SF
NOI
$43.2K $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%
$864,000
Cap Rate 7%
$617,143
Cap Rate 9%
$480,000
Alternative Uses
Best Use
Multifamily LT 5
$617.1K
$540.0K – $720.0K
NOI $43,200 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$568.6K
$497.6K – $663.4K
NOI $39,804 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$870.6K
$761.7K – $1.02M
NOI $60,939 @ 7.0% cap · market cap 8.13%
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
568
Businesses Nearby
Explore this area
Business Placement
Demographics for 97233, OR
41,625
Population
14,844
Households
2.8
Avg Household Size
34
Median Age
18%
College-Educated
80%
High-School Grad
4.6 sq mi
ZIP Area
9,049
Density / Sq Mi
$54,886
Median Household Income
$37,216
Median Earnings
$1,352
Median Rent
$385,100
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?
Quadplex - Unit mix includes studios and larger bedroom layouts, with kitchens and full bathrooms throughout.
Where is this quadplex located?
The property is located at 16816 SE STARK St Portland, OR.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Four units with a mix of two 2‑bedroom units, one 4‑bedroom unit, and one studio; 3,100 square feet on a 0.25‑acre lot; CMU zoning and 1911 construction
