Six-Unit Apartment
For Sale
$2,000,000
8300 SE Flavel Street, Portland, OR 97266
Built in 2019, this six-unit multifamily property includes 2-bedroom residences with in-unit washers and dryers and off-street parking.
Property Size6,070 SF
Price / SF$329.49
Days on Market192
Property Features for 8300 SE Flavel Street
General Information
Standard status
Active
Size
6,070 SF
Property subtype
Multi-family
Building Details
Year Built
2020
Listing Agency:
Rarebird Real Estate
Listed By:
Benjamin Ficker
(877) 319-7625
Source:
Century21northhomes
Added: Feb 28
Changed: Sep 6
Last Checked: Sep 7 at 11:30AM
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 Rarebird Real Estate
Investment Insights
Based on property information with market context.
This six-unit apartment community was built in 2019 and is comprised entirely of two-bedroom, one-bath apartment homes. The building contains approximately 6,014 rentable square feet, with an average unit size of about 1,002 square feet. Each residence is equipped with an in-unit washer and dryer. The property also includes seven off-street parking spaces and is set on a 12,524-square-foot lot.
Located at 8300 SE Flavel Street in Portland, the community is described as being minutes from Lents Town Center, Lents Park, and the Springwater Corridor Trail, with access to major transportation corridors including Interstate 205.
The property’s newer-construction layout is positioned as a low-density residential asset, with contemporary features and limited near-term capital expenditure requirements noted as advantages of the 2019 build.
Located at 8300 SE Flavel Street in Portland, the community is described as being minutes from Lents Town Center, Lents Park, and the Springwater Corridor Trail, with access to major transportation corridors including Interstate 205.
The property’s newer-construction layout is positioned as a low-density residential asset, with contemporary features and limited near-term capital expenditure requirements noted as advantages of the 2019 build.
Key Highlights
- Six‑unit multifamily community built in 2019 in Portland’s Lents neighborhood
- All units are 2 bed / 1 bath, totaling approximately 6,014 rentable SF in a 6,070 SF building
- Average unit size of approximately 1,002 SF, with in‑unit washers and dryers in every apartment
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
$77,939
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
3.90%
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%
$1,558,780
$1.6M
Cap Rate 7%
$1,113,414
$1.1M
Cap Rate 9%
$865,989
$866.0K
Market Conditions
NOI Build-Up for 6,070 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
$149.3K $24.60/SF
− Vacancy
−$7.6K −$1.25/SF
EGI
$141.7K $23.35/SF
− OpEx
−$63.8K −$10.51/SF
NOI
$77.9K $12.84/SF
Area
Portland, 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%
$1,558,780
Cap Rate 7%
$1,113,414
Cap Rate 9%
$865,989
Alternative Uses
Best Use
Apartment 5plus
$1.11M
$974.2K – $1.30M
NOI $77,939 @ 7.0% cap · market cap 3.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.70M
$1.49M – $1.99M
NOI $119,322 @ 7.0% cap · market cap 5.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
582
Businesses Nearby
Explore this area
Business Placement
Demographics for 97266, OR
36,095
Population
13,863
Households
2.6
Avg Household Size
37
Median Age
29%
College-Educated
85%
High-School Grad
6.1 sq mi
ZIP Area
5,917
Density / Sq Mi
$71,791
Median Household Income
$39,856
Median Earnings
$1,532
Median Rent
$420,800
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 - Built in 2019, this six-unit multifamily property includes 2-bedroom residences with in-unit washers and dryers and off-street parking.
Where is this apartment building located?
The property is located at 8300 SE Flavel Street Portland, OR.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Six‑unit multifamily community built in 2019 in Portland’s Lents neighborhood; All units are 2 bed / 1 bath, totaling approximately 6,014 rentable SF in a 6,070 SF building; Average unit size of approximately 1,002 SF, with in‑unit washers and dryers in every apartment
