Renovated Side-by-Side
For Sale
$469,900
Pending
5520 SW MENLO DR, Beaverton, OR 97005
Two vacant residences offer a fresh start for occupancy or leasing, with updated kitchens and major building systems.
Property Size1,320 SF
Days on Market10
Property Features for 5520 SW MENLO DR
General Information
Standard status
Pending
Size
1,320 SF
Property subtype
MULTI_FAMILY
Taxes and HOA fees
Annual Taxes
$3,681
Building Details
Building Size
1,320 SF
Year Built
1952
Listing Agency:
MORE Realty
Listed By:
Matthew Andrews · License #970400145
(503) 290-6958
Source:
Eleeterealestate
Added: Sep 25
Changed: Oct 3
Last Checked: Oct 4 at 5:46PM
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 MORE Realty
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two two-bedroom, one-bath units. Both residences have been renovated, including new kitchens with cabinets, counters, and appliances, along with updated plumbing and HVAC systems. Interior and exterior paint, doors, trim, and a new sewer line are also part of the improvements. The property was built in 1952 and sits on a quarter-acre parcel.
Both units are vacant, and the property backs to Schiffler Park, set off the main road. This configuration provides two separate residences with recent improvements and immediate availability.
Both units are vacant, and the property backs to Schiffler Park, set off the main road. This configuration provides two separate residences with recent improvements and immediate availability.
Key Highlights
- Two side‑by‑side units, each with 2 bedrooms and 1 bathroom
- Both residences renovated with new kitchens, cabinets, counters, and appliances
- Updated plumbing and HVAC systems in both units
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
$16,949
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
3.61%
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%
$338,980
$339.0K
Cap Rate 7%
$242,129
$242.1K
Cap Rate 9%
$188,322
$188.3K
Market Conditions
NOI Build-Up for 1,320 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
$32.5K $24.60/SF
− Vacancy
−$1.7K −$1.25/SF
EGI
$30.8K $23.35/SF
− OpEx
−$13.9K −$10.51/SF
NOI
$16.9K $12.84/SF
Area
Washington 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%
$338,980
Cap Rate 7%
$242,129
Cap Rate 9%
$188,322
Alternative Uses
Best Use
Apartment 5plus
$242.1K
$211.9K – $282.5K
NOI $16,949 @ 7.0% cap · market cap 3.61%
Second Best
Multifamily LT 5
$231.5K
$202.6K – $270.1K
NOI $16,208 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$356.3K
$311.8K – $415.7K
NOI $24,941 @ 7.0% cap · market cap 5.31%
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
842
Businesses Nearby
Explore this area
Business Placement
Demographics for 97005, OR
26,873
Population
12,130
Households
2.2
Avg Household Size
36
Median Age
38%
College-Educated
87%
High-School Grad
5.1 sq mi
ZIP Area
5,269
Density / Sq Mi
$74,306
Median Household Income
$42,406
Median Earnings
$1,551
Median Rent
$476,000
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 - Two vacant residences offer a fresh start for occupancy or leasing, with updated kitchens and major building systems.
Where is this duplex located?
The property is located at 5520 SW MENLO DR Beaverton, OR.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: Two side‑by‑side units, each with 2 bedrooms and 1 bathroom; Both residences renovated with new kitchens, cabinets, counters, and appliances; Updated plumbing and HVAC systems in both units
