Remodeled Two-Unit
For Sale
$525,000
4414 SE 64th Ave, Portland, OR 97206
MultiFamily, Portland, OR
Property Size1,560 SF
Price / SF$336.54
Days on Market9
Property Features for 4414 SE 64th Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
CM2 - C
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 1
Elementary school
Arleta
Middle school
Kellogg
High school
Franklin
Directions
N of Holgate
Subdivision
_143
Standard status
Active
APN
R204592
Size
1,560 SF
Taxes and HOA fees
Tax Description
Laurelwood Lot 13 Block 8
Tax Annual Amount
5832
Legal Description
Laurelwood Lot 13 Block 8
Amenities
fully fenced
mini-split systems
Building Details
Year built
1970
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
Summa Real Estate Group
(503) 906-2606
Listed By:
Justine Gamble · License #201225740
(503) 330-4060
Added: Sep 9
Changed: Sep 15
Last Checked: Sep 17 at 11:06AM
MLS# 319385277
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 single-level duplex contains 1,560 square feet with two separate units, each arranged with two bedrooms and one full bathroom. Both interiors have been remodeled with new flooring and updated kitchens, while mini-split systems provide heating and cooling. One residence includes a washer and dryer and is occupied; the other is vacant and has washer and dryer hookups.
The property is fully fenced and provides one dedicated carport for each unit. Built in 1970, the building has a composition roof and is zoned CM2 - C. It is located at 4414 SE 64th Ave in Portland, Oregon 97206.
The property is fully fenced and provides one dedicated carport for each unit. Built in 1970, the building has a composition roof and is zoned CM2 - C. It is located at 4414 SE 64th Ave in Portland, Oregon 97206.
Key Highlights
- 1,560‑square‑foot duplex with two 2‑bedroom, 1‑bath units
- Both units remodeled with new flooring and updated kitchens
- Mini‑split systems installed for heating and cooling
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
$22,909
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
4.36%
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%
$458,180
$458.2K
Cap Rate 7%
$327,271
$327.3K
Cap Rate 9%
$254,544
$254.5K
Market Conditions
NOI Build-Up for 1,560 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
$34.6K $22.20/SF
− Vacancy
−$1.9K −$1.22/SF
EGI
$32.7K $20.98/SF
− OpEx
−$9.8K −$6.29/SF
NOI
$22.9K $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%
$458,180
Cap Rate 7%
$327,271
Cap Rate 9%
$254,544
Alternative Uses
Best Use
Multifamily LT 5
$327.3K
$286.4K – $381.8K
NOI $22,909 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$293.4K
$256.8K – $342.4K
NOI $20,541 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 5.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
931
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Single-level property with updated kitchens, mini-split systems, full fencing, and dedicated carport parking.
Where is this duplex located?
The property is located at 4414 SE 64th Ave Portland, OR.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 1,560‑square‑foot duplex with two 2‑bedroom, 1‑bath units; Both units remodeled with new flooring and updated kitchens; Mini‑split systems installed for heating and cooling
