Bungalow Duplex with Separate Living
New
For Sale
$459,000
825 Yale Ave, Gladstone, OR 97027
Two living areas support extended living, guest space, office use, or rental income.
Property Size1,598 SF
Price / SF$287.23
Days on Market4
Property Features for 825 Yale Ave
General Information
Standard status
Active
Size
1,598 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1920
Construction
bungalow
Listing Agency:
Soldera Properties, Inc
Listed By:
Joe Fustolo · License #911000147
(503) 334-1515
Source:
Theoregonhomefinder
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 17 at 2:55AM
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 Soldera Properties, Inc
Investment Insights
Based on property information with market context.
This 1920 bungalow duplex contains 1,598 square feet with two distinct living areas. The layout includes two bedrooms, a bonus room currently serving as a primary bedroom, and one bathroom. The configuration accommodates extended living, guests, a home office, or rental use, based on the property’s existing setup.
The larger unit is vacant and available for showings. The second unit is occupied and can be shown after an offer has been received. The current owner has operated the property as an income-producing investment, while the separate living areas also provide flexibility for personal use.
The larger unit is vacant and available for showings. The second unit is occupied and can be shown after an offer has been received. The current owner has operated the property as an income-producing investment, while the separate living areas also provide flexibility for personal use.
Key Highlights
- Duplex with two separate living areas
- 1,598‑square‑foot bungalow built in 1920
- Two bedrooms plus a bonus room used as a primary bedroom
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
$20,518
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
4.47%
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%
$410,360
$410.4K
Cap Rate 7%
$293,114
$293.1K
Cap Rate 9%
$227,978
$228.0K
Market Conditions
NOI Build-Up for 1,598 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
$39.3K $24.60/SF
− Vacancy
−$2.0K −$1.25/SF
EGI
$37.3K $23.35/SF
− OpEx
−$16.8K −$10.51/SF
NOI
$20.5K $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%
$410,360
Cap Rate 7%
$293,114
Cap Rate 9%
$227,978
Alternative Uses
Best Use
Apartment 5plus
$293.1K
$256.5K – $342.0K
NOI $20,518 @ 7.0% cap · market cap 4.47%
Second Best
Multifamily LT 5
$286.8K
$250.9K – $334.6K
NOI $20,073 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$431.3K
$377.4K – $503.2K
NOI $30,194 @ 7.0% cap · market cap 6.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
511
Businesses Nearby
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Business Placement
Demographics for 97027, OR
12,599
Population
5,365
Households
2.3
Avg Household Size
41
Median Age
24%
College-Educated
92%
High-School Grad
2.5 sq mi
ZIP Area
5,040
Density / Sq Mi
$91,957
Median Household Income
$49,689
Median Earnings
$1,721
Median Rent
$464,700
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 living areas support extended living, guest space, office use, or rental income.
Where is this duplex located?
The property is located at 825 Yale Ave Gladstone, OR.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Duplex with two separate living areas; 1,598‑square‑foot bungalow built in 1920; Two bedrooms plus a bonus room used as a primary bedroom
