Duplex with Separate Living
New
For Sale
$459,000
825 YALE Ave, Gladstone, OR 97027
MultiFamily, Gladstone, OR
Property Size1,598 SF
Price / SF$287.23
Days on Market3
Property Features for 825 YALE Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5
Bedrooms
3
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Bathroom 3, Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 2
Elementary school
John Wetten
Middle school
Kraxberger
High school
Gladstone
Directions
Yale / Gloucester
Subdivision
_145
Standard status
Active
APN
00531437
Size
1,598 SF
Taxes and HOA fees
Tax Description
124 CITY OF GLADSTONE PT LT 9&10 BLK 61
Tax Annual Amount
3634
Legal Description
124 CITY OF GLADSTONE PT LT 9&10 BLK 61
Utilities
Heating system
Forced Air
Building Details
Year built
1920
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
Soldera Properties, Inc
(503) 789-1124
Listed By:
Joe Fustolo · License #911000147
(503) 334-1515
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 17 at 7:06AM
MLS# 442961290
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 1,598-square-foot duplex, built in 1920, is arranged with two separate living areas and a flexible interior configuration. The property includes a bonus room that has been used as a primary bedroom, supporting varied household or occupancy arrangements. Forced-air heating and a composition roof serve the improvements, and the property is zoned R5.
The larger living area is currently vacant and available for showings. The other unit is occupied and may be shown after an offer has been received. The property has also been used by the current owner as an income-producing investment, providing an established duplex configuration at 825 Yale Ave in Gladstone, Oregon.
The larger living area is currently vacant and available for showings. The other unit is occupied and may be shown after an offer has been received. The property has also been used by the current owner as an income-producing investment, providing an established duplex configuration at 825 Yale Ave in Gladstone, Oregon.
Key Highlights
- 1,598‑square‑foot duplex on an R5‑zoned parcel
- Built in 1920 with two separate living areas
- Bonus room has been 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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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
511
Businesses Nearby
Explore this area
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - R5-zoned duplex with flexible residential space, forced-air heating, and a composition roof.
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: 1,598‑square‑foot duplex on an R5‑zoned parcel; Built in 1920 with two separate living areas; Bonus room has been used as a primary bedroom
