170-Unit Multifamily Portfolio
For Sale
Contact for pricing
7560 N Emerald Ave, Portland, OR 97217
MULTI_FAMILY - Portland, OR
Property Size170,005 SF
Lot Size6.48 Acres
Price / SF$376.46
Days on Market47
Property Features for 7560 N Emerald Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Varies
Subdivision
KENTON
Elementary school
Peninsula
Middle school
Ockley Green
High school
Jefferson
Directions
N Lombard St, north on N Emerald Ave. DND Tenants.
Standard status
Active
APN
New Construction
Size
170,005 SF
Lot size
6.48 Acres
Utilities
Heating system
Forced Air
Cooling system
Heat Pump
Building Details
Year built
2023
Floors in Building
2
Roof type
Composition
Listing Agency:
Keller Williams Realty Portland Premiere
(503) 597-2444
Listed By:
Darryl Bodle · License #199910100
(503) 709-4632
Added: Jun 26
Last Checked: Aug 11 at 9:06PM
MLS# 409909207
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 offering presents a 170-unit multifamily portfolio delivered across 23 separate offerings, including cottage cluster communities as well as duplex, triplex, and plex-style assets. The portfolio is reported to include residences with efficient layouts, contemporary finishes, and private outdoor areas. Off-street parking and garages are indicated as available where applicable, supporting low-maintenance ownership fundamentals. Construction timing is a key differentiator: properties are noted as being built between 2023 and 2025, with several properties currently under construction.
The portfolio spans Portland and the Oregon Coast, with the listed address provided at 7560 N Emerald Ave in Portland, Oregon. Zoning is reported as “varies,” reflecting the mix of property types within the assembled program. Buyers have the option to pursue the full portfolio or select specific properties within it, depending on unit count, preferred locations, and desired asset mix.
This structure is designed for investors and operators looking to achieve multi-property scale without assembling a portfolio property-by-property. It may also suit buyers such as 1031 exchange investors, private capital groups, or operators seeking a material addition of door count while focusing on newer construction fundamentals that align with the reported 2023–2025 build window.
The portfolio spans Portland and the Oregon Coast, with the listed address provided at 7560 N Emerald Ave in Portland, Oregon. Zoning is reported as “varies,” reflecting the mix of property types within the assembled program. Buyers have the option to pursue the full portfolio or select specific properties within it, depending on unit count, preferred locations, and desired asset mix.
This structure is designed for investors and operators looking to achieve multi-property scale without assembling a portfolio property-by-property. It may also suit buyers such as 1031 exchange investors, private capital groups, or operators seeking a material addition of door count while focusing on newer construction fundamentals that align with the reported 2023–2025 build window.
Key Highlights
- 170‑unit multifamily portfolio across 23 separate offerings in Portland and along the Oregon Coast
- All properties were built between 2023 and 2025, with several properties currently under construction
- Asset mix includes modern cottage cluster communities, duplexes, triplexes, and plex properties
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
$2,369,122
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
3.70%
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%
$47,382,440
$47.4M
Cap Rate 7%
$33,844,600
$33.8M
Cap Rate 9%
$26,323,578
$26.3M
Market Conditions
NOI Build-Up for 170,005 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
$3.57M $21.00/SF
− Vacancy
−$185.6K −$1.09/SF
EGI
$3.38M $19.91/SF
− OpEx
−$1.02M −$5.97/SF
NOI
$2.37M $13.94/SF
Area
Portland, OR
Vacancy
5.20%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
30.00%
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%
$47,382,440
Cap Rate 7%
$33,844,600
Cap Rate 9%
$26,323,578
Alternative Uses
Best Use
Multifamily LT 5
$33.84M
$29.61M – $39.49M
NOI $2,369,122 @ 7.0% cap · market cap 3.70%
Second Best
Apartment 5plus
$31.18M
$27.29M – $36.38M
NOI $2,182,859 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$47.74M
$41.77M – $55.70M
NOI $3,341,912 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
170
Residential units
Location Intelligence
Trade Area within ½ mile
518
Businesses Nearby
Explore this area
Business Placement
Demographics for 97217, OR
36,086
Population
17,038
Households
2.1
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
11.1 sq mi
ZIP Area
3,251
Density / Sq Mi
$100,387
Median Household Income
$56,790
Median Earnings
$1,789
Median Rent
$569,500
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?
Apartment building - Acquire a 170-unit portfolio across 23 offerings with predominantly 2023–2025 construction and select properties under construction.
Where is this apartment building located?
The property is located at 7560 N Emerald Ave Portland, OR.
What is the asking price?
The asking price for this property is Off market.
What are key features of this property?
This property features: 170‑unit multifamily portfolio across 23 separate offerings in Portland and along the Oregon Coast; All properties were built between 2023 and 2025, with several properties currently under construction; Asset mix includes modern cottage cluster communities, duplexes, triplexes, and plex properties
