Two-Bedroom
New
For Sale
$1,100,000
7189 SW CHILDS RD, Lake Oswego, OR 97035
Four residential units feature practical layouts with association-covered exterior maintenance, landscaping, garbage, and swimming pool costs.
Property Size3,920 SF
Days on Market6
Property Features for 7189 SW CHILDS RD
General Information
Standard status
Active
Size
3,920 SF
Property subtype
MULTI_FAMILY
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
HOA Fee
$700
Taxes and HOA fees
Annual Taxes
$7,518
Amenities
swimming pool
Building Details
Building Size
3,920 SF
Year Built
1982
Listing Agency:
Opt
(503) 936-8815
Listed By:
Phelan Van Deren · License #201241078
(503) 936-8815
Source:
Eleeterealestate
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 10 at 9:16AM
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 Opt
Investment Insights
Based on property information with market context.
This Lake Oswego quadplex contains four residential units, with each unit offering two bedrooms and one bathroom. Built in 1982, the property is described as well-maintained and configured with practical layouts. Association-covered items include exterior maintenance, landscaping, garbage, and the swimming pool.
Located in the Rivergrove neighborhood, the property has access to parks, shopping, dining, and major employers. The surrounding area is also described as having strong rental demand and convenient access to local schools. The property’s four-unit configuration and established rental history provide a straightforward multifamily format for an owner seeking a residential income asset.
Located in the Rivergrove neighborhood, the property has access to parks, shopping, dining, and major employers. The surrounding area is also described as having strong rental demand and convenient access to local schools. The property’s four-unit configuration and established rental history provide a straightforward multifamily format for an owner seeking a residential income asset.
Key Highlights
- Four residential units, each with 2 bedrooms and 1 bathroom
- Built in 1982
- Located in the Rivergrove neighborhood of Lake Oswego
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
$50,333
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
4.58%
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%
$1,006,660
$1.0M
Cap Rate 7%
$719,043
$719.0K
Cap Rate 9%
$559,256
$559.3K
Market Conditions
NOI Build-Up for 3,920 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
$96.4K $24.60/SF
− Vacancy
−$4.9K −$1.25/SF
EGI
$91.5K $23.35/SF
− OpEx
−$41.2K −$10.51/SF
NOI
$50.3K $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%
$1,006,660
Cap Rate 7%
$719,043
Cap Rate 9%
$559,256
Alternative Uses
Best Use
Apartment 5plus
$719.0K
$629.2K – $838.9K
NOI $50,333 @ 7.0% cap · market cap 4.58%
Second Best
Multifamily LT 5
$703.4K
$615.5K – $820.7K
NOI $49,239 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$1.06M
$925.8K – $1.23M
NOI $74,067 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,547
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units feature practical layouts with association-covered exterior maintenance, landscaping, garbage, and swimming pool costs.
Where is this quadplex located?
The property is located at 7189 SW CHILDS RD Lake Oswego, OR.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Four residential units, each with 2 bedrooms and 1 bathroom; Built in 1982; Located in the Rivergrove neighborhood of Lake Oswego
