New Construction
For Sale
$949,900
5137 SE Aldona Ct, Milwaukie, OR 97267
MultiFamily, Milwaukie, OR
Property Size2,970 SF
Lot Size0.23 Acres
Price / SF$319.83
Days on Market208
Property Features for 5137 SE Aldona Ct
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
R10
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 4, Bedroom 5, Bedroom 2, Bathroom 6, Bedroom 6, Bathroom 1, Bathroom 3, Bathroom 2, Bathroom 5, Bedroom 3, Bathroom 4, Bedroom 1
Subdivision
OAK GROVE COMMUNITY COUNCIL
Elementary school
View Acres
Middle school
Alder Creek
High school
Putnam
Directions
Use 15500 SE Wallace Rd, Milwaukie on Maps to Reach Community. Drive on SE Aldona Ct, take first R
Standard status
Active
APN
New Construction
Size
2,970 SF
Lot size
0.23 Acres
Utilities
Heating system
Forced Air
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Darryl Bodle · License #199910100
(503) 709-4632
Added: Feb 18
Changed: Sep 13
Last Checked: Sep 14 at 12:06AM
MLS# 235041833
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 under-construction duplex contains two residences, each with three bedrooms, two and a half bathrooms, and 1,472 square feet of living space. Both homes feature a two-story arrangement with an open kitchen, dining, and living area on the main level, plus a half bathroom. Upstairs are all three bedrooms, including a primary suite with a private bathroom and walk-in closet, along with a full laundry room. Each side also includes a covered front porch, private patio, fenced yard, one-car attached garage, storage area, and driveway parking.
The property encompasses 0.23 acres and is zoned R10. Construction details include forced-air heating, a composition roof, modern insulation, and a double-framed common wall with a one-inch air gap and insulation between the residences. The duplex is located near Milwaukie Bay Park and the Willamette River waterfront, downtown Milwaukie, New Seasons Market, the Milwaukie/Main Street MAX Station, and SE McLoughlin Blvd.
The property encompasses 0.23 acres and is zoned R10. Construction details include forced-air heating, a composition roof, modern insulation, and a double-framed common wall with a one-inch air gap and insulation between the residences. The duplex is located near Milwaukie Bay Park and the Willamette River waterfront, downtown Milwaukie, New Seasons Market, the Milwaukie/Main Street MAX Station, and SE McLoughlin Blvd.
Key Highlights
- Duplex with 2 residences, each offering 3 bedrooms, 2.5 bathrooms, and 1,472 square feet
- 0.23‑acre site zoned R10
- Each side includes a 1‑car attached garage, driveway parking, private patio, and fenced yard
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
$38,135
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
4.01%
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%
$762,700
$762.7K
Cap Rate 7%
$544,786
$544.8K
Cap Rate 9%
$423,722
$423.7K
Market Conditions
NOI Build-Up for 2,970 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
$73.1K $24.60/SF
− Vacancy
−$3.7K −$1.25/SF
EGI
$69.3K $23.35/SF
− OpEx
−$31.2K −$10.51/SF
NOI
$38.1K $12.84/SF
Area
Clackamas County, 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%
$762,700
Cap Rate 7%
$544,786
Cap Rate 9%
$423,722
Alternative Uses
Best Use
Apartment 5plus
$544.8K
$476.7K – $635.6K
NOI $38,135 @ 7.0% cap · market cap 4.01%
Second Best
Multifamily LT 5
$532.9K
$466.3K – $621.8K
NOI $37,306 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$801.7K
$701.5K – $935.3K
NOI $56,117 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Explore this area
Business Placement
Demographics for 97267, OR
31,851
Population
12,983
Households
2.5
Avg Household Size
45
Median Age
35%
College-Educated
93%
High-School Grad
7.2 sq mi
ZIP Area
4,424
Density / Sq Mi
$85,178
Median Household Income
$47,236
Median Earnings
$1,607
Median Rent
$489,100
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?
Duplex - Under-construction two-story duplex with private fenced yards, attached garages, and open-concept living areas on each side.
Where is this duplex located?
The property is located at 5137 SE Aldona Ct Milwaukie, OR.
What is the asking price?
The asking price for this property is $949,900.
What are key features of this property?
This property features: Duplex with 2 residences, each offering 3 bedrooms, 2.5 bathrooms, and 1,472 square feet; 0.23‑acre site zoned R10; Each side includes a 1‑car attached garage, driveway parking, private patio, and fenced yard
