Updated Duplex with Separate
New
For Sale
$659,000
4320 SE 49TH Ave, Portland, OR 97206
MultiFamily, Portland, OR
Property Size1,522 SF
Lot Size0.12 Acres
Price / SF$432.98
Days on Market3
Property Features for 4320 SE 49TH Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 4, Bedroom 2
Elementary school
Creston
Middle school
Hosford
High school
Franklin
Directions
SE Holgate. North on SE 49th AVe.
Subdivision
_143
Standard status
Active
APN
R206080
Size
1,522 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
LENOX, BLOCK 3, LOT 14
Tax Annual Amount
6069
Legal Description
LENOX, BLOCK 3, LOT 14
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
Oregon First
(503) 667-5686
Listed By:
Terry Long · License #201203728
(503) 320-6543
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 2 at 6:06PM
MLS# 251911791
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 1,522-square-foot duplex contains two two-bedroom, one-bath living areas within a 1925 structure. The main residence is paired with lower-level quarters that have their own exterior entrance, creating a clearly separated arrangement. Each level includes a kitchen and laundry room, while the interiors feature updated windows, custom cabinetry, quartz countertops, and finished flooring. The main level has forced-air heat and central air conditioning; the lower level is heated by wall units.
The property occupies 0.12 acres and carries R5 zoning in Portland. The configuration includes four bedrooms and two bathrooms overall, with a composition roof completing the existing improvements.
The property occupies 0.12 acres and carries R5 zoning in Portland. The configuration includes four bedrooms and two bathrooms overall, with a composition roof completing the existing improvements.
Key Highlights
- Two living areas, each with 2 bedrooms and 1 bathroom
- 1,522 SF duplex on a 0.12‑acre lot
- Separate exterior entrance for the lower‑level 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
Lease Details
2
Residential units
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 distinct living areas include separate kitchens, laundry rooms, and private access for flexible occupancy.
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 living areas, each with 2 bedrooms and 1 bathroom; 1,522 SF duplex on a 0.12‑acre lot; Separate exterior entrance for the lower‑level quarters
