Remodeled Duplex with New
New
For Sale
$779,900
4030 SE MAIN ST, Portland, OR 97214
Two-unit residential property with refreshed interiors, upgraded building systems, and R2.5 zoning.
Property Size3,195 SF
Price / SF$244.10
Days on Market2
Property Features for 4030 SE MAIN ST
General Information
Standard status
Active
Size
3,195 SF
Property subtype
Multi-Family
Zoning
R2.5
Additional Details
Multifamily Units
2
Amenities
Unfinished
Electricity
UnitTypeType1,UnitTypeType2
Electricity,Gas
2
3
1
Level
PublicWater
0.1
Detached,OffStreet
3195.0
ShingleSiding
Building Details
Building Size
3,195 SF
Year Built
1890
Buildings
1
Stories
2
Listing Agency:
MORE Realty
(971) 271-8932
Listed By:
Charles "Bud" Garrison
(503) 679-1893
Source:
Premierepropertygroup
Added: Sep 1
Last Checked: Sep 1 at 10:09PM
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 MORE Realty
Investment Insights
Based on property information with market context.
This 3,195-square-foot duplex combines remodeled interiors with substantial recent building updates. Improvements include refreshed kitchens with quartz countertops and new appliances, renovated bathrooms, new flooring, and fresh interior and exterior paint. The property also has new garage doors, a new furnace, a new sewer line, and a 30-year architectural shingle roof. Built in 1890, the building is zoned R2.5.
The property is located two blocks from the heart of Hawthorne in Southeast Portland, placing dining, shopping, entertainment, and coffee shops within close reach. Walk Scores range from 90 to 94, and the Bike Score is 95+.
The duplex configuration supports either owner occupancy with a second unit for rent or use as a residential income property. Exterior features include a level site, public water, and detached off-street parking.
The property is located two blocks from the heart of Hawthorne in Southeast Portland, placing dining, shopping, entertainment, and coffee shops within close reach. Walk Scores range from 90 to 94, and the Bike Score is 95+.
The duplex configuration supports either owner occupancy with a second unit for rent or use as a residential income property. Exterior features include a level site, public water, and detached off-street parking.
Key Highlights
- 3,195 SF duplex on a level site
- Remodeled kitchens with quartz countertops and new appliances
- New 30‑year architectural shingle roof, furnace, and sewer line
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
$44,524
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
5.71%
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%
$890,480
$890.5K
Cap Rate 7%
$636,057
$636.1K
Cap Rate 9%
$494,711
$494.7K
Market Conditions
NOI Build-Up for 3,195 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
$67.1K $21.00/SF
− Vacancy
−$3.5K −$1.09/SF
EGI
$63.6K $19.91/SF
− OpEx
−$19.1K −$5.97/SF
NOI
$44.5K $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%
$890,480
Cap Rate 7%
$636,057
Cap Rate 9%
$494,711
Alternative Uses
Best Use
Multifamily LT 5
$636.1K
$556.6K – $742.1K
NOI $44,524 @ 7.0% cap · market cap 5.71%
Second Best
Apartment 5plus
$586.1K
$512.8K – $683.7K
NOI $41,024 @ 7.0% cap · market cap 5.26%
Theoretical Best
Office A
$897.2K
$785.1K – $1.05M
NOI $62,806 @ 7.0% cap · market cap 8.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,344
Businesses Nearby
Explore this area
Business Placement
Demographics for 97214, OR
28,403
Population
15,948
Households
1.8
Avg Household Size
36
Median Age
67%
College-Educated
98%
High-School Grad
2.9 sq mi
ZIP Area
9,794
Density / Sq Mi
$86,879
Median Household Income
$55,643
Median Earnings
$1,628
Median Rent
$733,200
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-unit residential property with refreshed interiors, upgraded building systems, and R2.5 zoning.
Where is this duplex located?
The property is located at 4030 SE MAIN ST Portland, OR.
What is the asking price?
The asking price for this property is $779,900.
What are key features of this property?
This property features: 3,195 SF duplex on a level site; Remodeled kitchens with quartz countertops and new appliances; New 30‑year architectural shingle roof, furnace, and sewer line
