Renovated Side-by-Side
New
For Sale
$469,900
5520 SW MENLO Dr, Beaverton, OR 97005
MultiFamily, Beaverton, OR
Property Size1,320 SF
Lot Size0.25 Acres
Price / SF$355.98
Days on Market2
Property Features for 5520 SW MENLO Dr
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RMC
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Elementary school
Chehalem
Middle school
Cedar Park
High school
Beaverton
Directions
On Menlo Dr. between Allen & Farmington
Subdivision
_150
Standard status
Active
APN
R136463
Size
1,320 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
ACRES 0.25
Tax Annual Amount
3681
Legal Description
ACRES 0.25
Utilities
Heating system
Forced Air
Building Details
Year built
1952
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
MORE Realty
(503) 353-6673
Listed By:
Matthew Andrews · License #970400145
(503) 290-6958
Added: Sep 25
Changed: Sep 26
Last Checked: Sep 26 at 7:06PM
MLS# 771421805
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 side-by-side duplex contains two 2-bedroom, 1-bathroom residences, with 1,320 square feet of building area on a 0.25-acre parcel. Both units have undergone renovations that include kitchens with new cabinets, counters, and appliances, along with updated plumbing, HVAC systems, interior and exterior paint, doors, and trim. A new sewer line has also been installed. The property was built in 1952 and has forced-air heating and a composition roof.
The parcel backs to Schiffler Park and is zoned RMC. Both residences are vacant.
The parcel backs to Schiffler Park and is zoned RMC. Both residences are vacant.
Key Highlights
- Two side‑by‑side units, each with 2 bedrooms and 1 bathroom
- Both residences renovated, including kitchens, plumbing, HVAC systems, paint, doors, and trim
- New sewer line installed
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
Lease Details
2
Residential units
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are vacant, giving a new owner flexibility to establish occupancy from the outset.
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, including kitchens, plumbing, HVAC systems, paint, doors, and trim; New sewer line installed
