Modern Four-Unit
For Sale
$1,499,900
4881 SE 63rd Ave, Portland, OR 97035
MultiFamily, Portland, OR
Property Size3,464 SF
Lot Size0.09 Acres
Price / SF$432
Days on Market1113
Property Features for 4881 SE 63rd Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2.5
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 8, Bathroom 6, Bathroom 7, Bathroom 3, Bathroom 1, Bathroom 2, Bathroom 4, Bedroom 7, Bedroom 5, Bedroom 4, Bedroom 6, Bedroom 8, Bathroom 5
Subdivision
MT SCOTT - ARLETA
Elementary school
Arleta
Middle school
Kellogg
High school
Franklin
Directions
SE Foster Rd, S on SE 63rd Ave
Standard status
Active
APN
R108319
Size
3,464 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Description
ARLETA PK 3, BLOCK 2, LOT 7
Legal Description
ARLETA PK 3, BLOCK 2, LOT 7
Utilities
Cooling system
Heat Pump
Building Details
Year built
2023
Floors in Building
2
Number of units
4
Roof type
Composition
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Darryl Bodle · License #199910100
(503) 709-4632
Added: Sep 1, 2023
Changed: Sep 17
Last Checked: Sep 17 at 9:06AM
MLS# 23173818
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.
Built in 2023, this 3,464-square-foot quadplex contains four contemporary residences with open-concept interiors, expansive windows, private fenced patios, and heat-pump cooling. Each home is configured with two bedrooms and 1.1 baths, complemented by modern cabinetry, slab countertops, extensive tile backsplash, stainless steel appliances, designer lighting, and black fixtures. The property has a composition roof and is zoned R2.5 on a 0.09-acre lot.
Located at 4881 SE 63rd Ave in Portland, the property is near restaurants, shops, coffee, and Laurelwood Park, which is 0.2 miles away. WalkScore and BikeScore ratings are 90 and 99, respectively. A 1-year builder warranty is included.
Located at 4881 SE 63rd Ave in Portland, the property is near restaurants, shops, coffee, and Laurelwood Park, which is 0.2 miles away. WalkScore and BikeScore ratings are 90 and 99, respectively. A 1-year builder warranty is included.
Key Highlights
- Four‑unit quadplex totaling 3,464 square feet
- Built in 2023 on a 0.09‑acre lot
- Each residence includes 2 bedrooms and 1.1 baths
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
$48,273
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
3.22%
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%
$965,460
$965.5K
Cap Rate 7%
$689,614
$689.6K
Cap Rate 9%
$536,367
$536.4K
Market Conditions
NOI Build-Up for 3,464 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
$72.7K $21.00/SF
− Vacancy
−$3.8K −$1.09/SF
EGI
$69.0K $19.91/SF
− OpEx
−$20.7K −$5.97/SF
NOI
$48.3K $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%
$965,460
Cap Rate 7%
$689,614
Cap Rate 9%
$536,367
Alternative Uses
Best Use
Multifamily LT 5
$689.6K
$603.4K – $804.6K
NOI $48,273 @ 7.0% cap · market cap 3.22%
Second Best
Apartment 5plus
$635.4K
$556.0K – $741.3K
NOI $44,478 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$972.8K
$851.2K – $1.13M
NOI $68,094 @ 7.0% cap · market cap 4.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
827
Businesses Nearby
Explore this area
Business Placement
Demographics for 97035, OR
25,770
Population
11,822
Households
2.2
Avg Household Size
44
Median Age
73%
College-Educated
99%
High-School Grad
5.8 sq mi
ZIP Area
4,443
Density / Sq Mi
$126,866
Median Household Income
$75,523
Median Earnings
$1,951
Median Rent
$790,900
Median Home Value
Check the figures for this property
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?
Quadplex - Contemporary residences offer private fenced patios, heat-pump cooling, and upgraded kitchen finishes.
Where is this quadplex located?
The property is located at 4881 SE 63rd Ave Portland, OR.
What is the asking price?
The asking price for this property is $1,499,900.
What are key features of this property?
This property features: Four‑unit quadplex totaling 3,464 square feet; Built in 2023 on a 0.09‑acre lot; Each residence includes 2 bedrooms and 1.1 baths
