Portsmouth Fourplex Investment
For Sale
$1,718,000
8309-8315 North Dwight Avenue, Portland, OR 97203
Well-maintained fourplex in walkable Portsmouth neighborhood with rent increase potential.
Property Size6,370 SF
Lot Size0.29 Acres
Price / SF$269.70
Days on Market271
Property Features for 8309-8315 North Dwight Avenue
General Information
Standard status
Active
Size
6,370 SF
Lot size
0.29 Acres
Property subtype
Multi Family
Zoning
R 5
Taxes and HOA fees
Annual Taxes
$15,025
Amenities
1
Crawl Space
Concrete Perimeter
Composition
Wood Siding
Building Details
Year Built
1955
Listing Agency:
Keller Williams Sunset Corridor
(503) 396-0121
Listed By:
Jeff Yarbor · License #861000008
(503) 396-0121
Source:
Compass
Added: Nov 26, 2025
Changed: Aug 23
Last Checked: Aug 22 at 6:01PM
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 Keller Williams Sunset Corridor
Investment Insights
Based on property information with market context.
This well-maintained four-unit multifamily property presents an investment opportunity in the desirable Portsmouth neighborhood. Situated on 0.29 acres, the property features a newer 50-year roof. Each of the four units includes two bedrooms and one bath, equipped with a refrigerator and range, and benefits from natural light. A large common front yard offers open green space. On-site coin laundry and assigned parking are located at the rear of the property. The property is located in a highly walkable area. A 9% rent increase is scheduled for August of 2026. The property contains 3,185 square feet. This property is part of a two-lot offering.
Key Highlights
- Prime investment opportunity in a highly walkable Portsmouth neighborhood.
- 9% rent increase coming August of 2026.
- Well‑maintained 4‑unit multifamily property.
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
$88,770
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
5.17%
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%
$1,775,400
$1.8M
Cap Rate 7%
$1,268,143
$1.3M
Cap Rate 9%
$986,333
$986.3K
Market Conditions
NOI Build-Up for 6,370 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
$133.8K $21.00/SF
− Vacancy
−$7.0K −$1.09/SF
EGI
$126.8K $19.91/SF
− OpEx
−$38.0K −$5.97/SF
NOI
$88.8K $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%
$1,775,400
Cap Rate 7%
$1,268,143
Cap Rate 9%
$986,333
Alternative Uses
Best Use
Multifamily LT 5
$1.27M
$1.11M – $1.48M
NOI $88,770 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$1.17M
$1.02M – $1.36M
NOI $81,791 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,220 @ 7.0% cap · market cap 7.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
428
Businesses Nearby
Explore this area
Business Placement
Demographics for 97203, OR
33,763
Population
13,462
Households
2.5
Avg Household Size
34
Median Age
45%
College-Educated
90%
High-School Grad
10.8 sq mi
ZIP Area
3,126
Density / Sq Mi
$77,619
Median Household Income
$46,152
Median Earnings
$1,551
Median Rent
$468,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained fourplex in walkable Portsmouth neighborhood with rent increase potential.
Where is this quadplex located?
The property is located at 8309-8315 North Dwight Avenue Portland, OR.
What is the asking price?
The asking price for this property is $1,718,000.
What are key features of this property?
This property features: Prime investment opportunity in a highly walkable Portsmouth neighborhood.; 9% rent increase coming August of 2026.; Well‑maintained 4‑unit multifamily property.
