Modern Multifamily in Mt.
For Sale
$1,499,900
4881 SE 63rd AVE, Portland, OR 97035
Modern 2-bed, 1.1-bath units in vibrant SE Portland neighborhood.
Property Size3,464 SF
Price / SF$432
Days on Market1114
Property Features for 4881 SE 63rd AVE
General Information
Standard status
Active
Size
3,464 SF
Property subtype
MULTI_FAMILY
Building Details
Building Size
3,464 SF
Year Built
2023
Listing Agency:
Keller Williams Realty Portland Premiere
Listed By:
Darryl Bodle · License #199910100
(503) 709-4632
Source:
Eleeterealestate
Added: Sep 1, 2023
Changed: Sep 17
Last Checked: Sep 18 at 1:38PM
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.
Located in the Mt. Scott-Arleta neighborhood of Southeast Portland, this multifamily property features modern architecture and design. The open concept floor plans are enhanced by expansive windows, providing a light and bright atmosphere. Each unit includes a door leading to a private, fenced patio and features air conditioning. High-end finishes are present throughout, including a custom kitchen with modern cabinetry, slab counters, extensive tile backsplash, and a stainless steel appliance package. Sleek black fixtures, stylish lighting, and designer tones complete the interiors, which consist of 2 bedrooms and 1.1 bathrooms. The property has a 99 Bike Score and a 90 Walk Score, placing it in close proximity to restaurants, shops, coffee, and Laurelwood Park, which is 0.2 miles away. The property includes a 1-year builder warranty.
Key Highlights
- Prime SE Portland location in the desirable Mt. Scott‑Arleta neighborhood
- Enjoy a High Walk Score (90) and Bike Score (99), placing you close to amenities
- Modern design featuring an open concept floor plan, expansive windows, and private fenced patio
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
$44,478
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
2.97%
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%
$889,560
$889.6K
Cap Rate 7%
$635,400
$635.4K
Cap Rate 9%
$494,200
$494.2K
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
$85.2K $24.60/SF
− Vacancy
−$4.3K −$1.25/SF
EGI
$80.9K $23.35/SF
− OpEx
−$36.4K −$10.51/SF
NOI
$44.5K $12.84/SF
Area
Portland, OR
Vacancy
5.10%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$889,560
Cap Rate 7%
$635,400
Cap Rate 9%
$494,200
Alternative Uses
Best Use
Apartment 5plus
$635.4K
$556.0K – $741.3K
NOI $44,478 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
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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Open Analytics
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
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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?
Multifamily property - Modern 2-bed, 1.1-bath units in vibrant SE Portland neighborhood.
Where is this multifamily property 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: Prime SE Portland location in the desirable Mt. Scott‑Arleta neighborhood; Enjoy a **High Walk Score (90) and Bike Score (99)**, placing you close to amenities; Modern design featuring an **open concept floor plan, expansive windows, and private fenced patio**
