Duplex with New
For Sale
$440,000
19570 SE YAMHILL ST, Gresham, OR 97233
Two separate units offer fenced yards, enclosed carports, and interior utility areas.
Property Size1,588 SF
Lot Size0.20 Acres
Days on Market9
Property Features for 19570 SE YAMHILL ST
General Information
Standard status
Active
Size
1,588 SF
Lot size
0.20 Acres
Property subtype
MULTI_FAMILY
Property Condition
Severity
Repairs Needed
Evidence
Exterior is ready for fresh paint
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$4,208
Amenities
carport
storage shed
fenced yard
Building Details
Building Size
1,588 SF
Year Built
1963
Listing Agency:
RE/MAX Equity Group
Listed By:
Gloria Hahn · License #941100045
(503) 997-5745
Source:
Eleeterealestate
Added: Sep 10
Changed: Sep 13
Last Checked: Sep 16 at 11:22PM
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 RE/MAX Equity Group
Investment Insights
Based on property information with market context.
This 1,588-square-foot duplex contains two separate two-bedroom, one-bath units. One unit includes a bonus room without a closet, while both residences feature interior utility areas, fenced yards, enclosed and gated carports, and additional storage. One unit is vacant, providing access for viewing. Improvements include a new roof and gutters completed in 2023 and vinyl windows installed in 2019. The property was built in 1963 and sits on an 8,519-square-foot corner lot.
Located at 19570 SE Yamhill St in Gresham, the property is one block from MAX. Each unit has a dedicated outdoor area, and the property includes a separate storage shed. Unit features include laminate flooring, a range and refrigerator in one residence, washer and dryer hookups, a utility sink, and storage cabinetry.
Located at 19570 SE Yamhill St in Gresham, the property is one block from MAX. Each unit has a dedicated outdoor area, and the property includes a separate storage shed. Unit features include laminate flooring, a range and refrigerator in one residence, washer and dryer hookups, a utility sink, and storage cabinetry.
Key Highlights
- 1,588‑square‑foot duplex with two 2‑bedroom, 1‑bath units
- 8,519‑square‑foot corner lot
- New roof and gutters completed in 2023
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
$21,085
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
4.79%
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%
$421,700
$421.7K
Cap Rate 7%
$301,214
$301.2K
Cap Rate 9%
$234,278
$234.3K
Market Conditions
NOI Build-Up for 1,588 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
$31.4K $19.80/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$30.1K $18.97/SF
− OpEx
−$9.0K −$5.69/SF
NOI
$21.1K $13.28/SF
Area
Gresham, OR
Vacancy
4.20%
Lease Rate
$19.80 /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%
$421,700
Cap Rate 7%
$301,214
Cap Rate 9%
$234,278
Alternative Uses
Best Use
Multifamily LT 5
$301.2K
$263.6K – $351.4K
NOI $21,085 @ 7.0% cap · market cap 4.79%
Second Best
Apartment 5plus
$270.8K
$236.9K – $315.9K
NOI $18,955 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$362.9K
$317.5K – $423.4K
NOI $25,402 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
506
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?
Duplex - Two separate units offer fenced yards, enclosed carports, and interior utility areas.
Where is this duplex located?
The property is located at 19570 SE YAMHILL ST Gresham, OR.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: 1,588‑square‑foot duplex with two 2‑bedroom, 1‑bath units; 8,519‑square‑foot corner lot; New roof and gutters completed in 2023
