Garden Home Newly Constructed
For Sale
Contact for pricing
Pending
4540 SW Garden Home Rd, Portland, OR 97219
Four new 2-bedroom residences in desirable Garden Home location.
Property Size3,767 SF
Days on Market180
Property Features for 4540 SW Garden Home Rd
General Information
Standard status
Pending
Size
3,767 SF
Class
A
Total Parking Spaces
1
Property subtype
Multifamily
Zoning
R7
Building Details
Year Built
2026
Buildings
1
Stories
2
Units
4
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Darryl Bodle · License #199910100
Source:
Crexi
Added: Feb 21
Changed: Aug 16
Last Checked: Aug 19 at 6:01AM
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 Keller Williams Realty Portland Premiere
Investment Insights
Based on property information with market context.
This is an investor opportunity in the heart of Garden Home, featuring four newly constructed residences. Each unit offers approximately 921 square feet with 2 bedrooms and 2 bathrooms. The residences are designed for durability, efficiency, and long-term rental appeal. The modern, open-concept layouts include solid surface countertops and stainless steel appliances. Energy-efficient mini splits provide year-round comfort. Each unit also has a private yard space with lawn areas. The property was designed and developed by a local boutique builder known for high-end finishes, efficient use of space, and attention to detail. The front residence includes a dedicated parking pad, while the rear residence features a substantially larger lawn area. The property is located approximately 0.3 miles from the Garden Home Recreation Center, 0.4 miles from Garden Home Park, 0.5 miles from Trader Joe’s, Starbucks, and neighborhood dining options, and 1 mile from Washington Square. Quick access to SW Multnomah Blvd and Hwy 217 supports easy commuting to downtown Portland, Beaverton tech corridors, and OHSU. The new construction reduces deferred maintenance risk, and energy-efficient systems help control utility expenses. The property offers lifestyle-driven amenities, commuter convenience, and long-term structural integrity, presenting a compelling opportunity for both investor hold strategies and owner-occupied investment models in a consistently desirable Southwest Portland submarket. The total property size is 3767 square feet.
Key Highlights
- Four newly constructed, modern 2‑bedroom, 2‑bathroom residences, minimizing deferred maintenance.
- Prime location: close to Garden Home Recreation Center, Garden Home Park, Trader Joe's, Starbucks, dining, and Washington Square.
- Strong rental appeal with private yard spaces, open layouts, solid surface countertops, and stainless steel appliances.
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
$55,320
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
3.14%
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%
$1,106,400
$1.1M
Cap Rate 7%
$790,286
$790.3K
Cap Rate 9%
$614,667
$614.7K
Market Conditions
NOI Build-Up for 3,767 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
$83.6K $22.20/SF
− Vacancy
−$4.6K −$1.22/SF
EGI
$79.0K $20.98/SF
− OpEx
−$23.7K −$6.29/SF
NOI
$55.3K $14.69/SF
Area
ZIP 97219
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%
$1,106,400
Cap Rate 7%
$790,286
Cap Rate 9%
$614,667
Alternative Uses
Best Use
Multifamily LT 5
$790.3K
$691.5K – $922.0K
NOI $55,320 @ 7.0% cap · market cap 3.14%
Second Best
Apartment 5plus
$696.3K
$609.3K – $812.3K
NOI $48,740 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$1.06M
$925.6K – $1.23M
NOI $74,051 @ 7.0% cap · market cap 4.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Explore this area
Business Placement
Demographics for 97219, OR
42,474
Population
18,881
Households
2.2
Avg Household Size
40
Median Age
66%
College-Educated
98%
High-School Grad
11.7 sq mi
ZIP Area
3,630
Density / Sq Mi
$115,525
Median Household Income
$59,178
Median Earnings
$1,603
Median Rent
$651,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four new 2-bedroom residences in desirable Garden Home location.
Where is this quadplex located?
The property is located at 4540 SW Garden Home Rd Portland, OR.
What is the asking price?
The asking price for this property is $1,759,900.
What are key features of this property?
This property features: Four newly constructed, modern 2‑bedroom, 2‑bathroom residences, minimizing deferred maintenance.; Prime location: close to Garden Home Recreation Center, Garden Home Park, Trader Joe's, Starbucks, dining, and Washington Square.; Strong rental appeal with private yard spaces, open layouts, solid surface countertops, and stainless steel appliances.
