Updated Duplex with Separate
New
For Sale
$659,000
4320 SE 49TH AVE, Portland, OR 97206
Two living areas provide individual kitchens, laundry rooms, and exterior access for flexible occupancy or business use.
Property Size1,522 SF
Days on Market4
Property Features for 4320 SE 49TH AVE
General Information
Standard status
Active
Size
1,522 SF
Property subtype
MULTI_FAMILY
Taxes and HOA fees
Annual Taxes
$6,069
Building Details
Building Size
1,522 SF
Year Built
1925
Listing Agency:
Oregon First
Listed By:
Terry Long · License #201203728
(503) 320-6543
Source:
Eleeterealestate
Added: Aug 31
Changed: Sep 3
Last Checked: Sep 2 at 9:15PM
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 Oregon First
Investment Insights
Based on property information with market context.
Built in 1925, this 1,522-square-foot duplex contains two distinct living areas. The upper residence offers two bedrooms and one bathroom, while the lower quarters provide the same bedroom and bathroom configuration along with a private outside entry. Each level includes a kitchen and laundry room, creating a practical arrangement for multigenerational living, rental use, short-term lodging, or a home business.
Recent improvements include designer finishes, attractive flooring, replacement windows, custom cabinetry, and quartz countertops throughout the two levels. The main residence is equipped with forced-air heating and air conditioning; the lower quarters use wall heaters. The property is located at 4320 SE 49TH Ave in Portland, Oregon.
Recent improvements include designer finishes, attractive flooring, replacement windows, custom cabinetry, and quartz countertops throughout the two levels. The main residence is equipped with forced-air heating and air conditioning; the lower quarters use wall heaters. The property is located at 4320 SE 49TH Ave in Portland, Oregon.
Key Highlights
- Two‑level duplex with 1,522 SF of living area
- Two 2‑bedroom, 1‑bath living areas
- Separate exterior entrance for the lower quarters
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
$22,351
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
3.39%
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%
$447,020
$447.0K
Cap Rate 7%
$319,300
$319.3K
Cap Rate 9%
$248,344
$248.3K
Market Conditions
NOI Build-Up for 1,522 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
$33.8K $22.20/SF
− Vacancy
−$1.9K −$1.22/SF
EGI
$31.9K $20.98/SF
− OpEx
−$9.6K −$6.29/SF
NOI
$22.4K $14.69/SF
Area
ZIP 97206
Vacancy
5.50%
Lease Rate
$22.20 /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%
$447,020
Cap Rate 7%
$319,300
Cap Rate 9%
$248,344
Alternative Uses
Best Use
Multifamily LT 5
$319.3K
$279.4K – $372.5K
NOI $22,351 @ 7.0% cap · market cap 3.39%
Second Best
Apartment 5plus
$286.3K
$250.5K – $334.0K
NOI $20,040 @ 7.0% cap · market cap 3.04%
Theoretical Best
Office A
$427.4K
$374.0K – $498.7K
NOI $29,919 @ 7.0% cap · market cap 4.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
926
Businesses Nearby
Explore this area
Business Placement
Demographics for 97206, OR
51,072
Population
22,348
Households
2.3
Avg Household Size
38
Median Age
49%
College-Educated
94%
High-School Grad
6.5 sq mi
ZIP Area
7,857
Density / Sq Mi
$94,233
Median Household Income
$54,254
Median Earnings
$1,693
Median Rent
$480,500
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 living areas provide individual kitchens, laundry rooms, and exterior access for flexible occupancy or business use.
Where is this duplex located?
The property is located at 4320 SE 49TH AVE Portland, OR.
What is the asking price?
The asking price for this property is $659,000.
What are key features of this property?
This property features: Two‑level duplex with 1,522 SF of living area; Two 2‑bedroom, 1‑bath living areas; Separate exterior entrance for the lower quarters
