2019 Duplex with
New
For Sale
$599,900
8780 SE Flavel St, Portland, OR 97266
Flexible legal duplex with separate living areas, private balconies, and a large garage for parking and storage.
Property Size2,678 SF
Price / SF$224.01
Days on Market4
Property Features for 8780 SE Flavel St
General Information
Standard status
Active
Size
2,678 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2019
Listing Agency:
Keller Williams Sunset Corridor
Listed By:
Rhonda Riley
(919) 316-9922
Source:
Christiesrealestateevg
Added: Sep 19
Last Checked: Sep 21 at 10:24AM
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.
Completed in 2019, this legal duplex at 8780 SE Flavel St includes approximately 2,678 square feet across a main dwelling and a separate studio. The main residence is arranged as East and West living areas, each offering a private entrance, kitchen, one conforming bedroom, and a substantial flex room. A shared laundry area serves both spaces, while separate temperature controls support independent use. The second legal dwelling is an approximately 322-square-foot studio.
Interior features include nine-foot ceilings, engineered hardwood flooring, granite countertops, stainless steel appliances, and abundant natural light. Two private balconies expand the larger living areas. An approximately 1,000-square-foot garage provides parking and storage, supplemented by additional off-street and RV parking. The configuration supports multigenerational living, owner occupancy with rental income, or continued use as an income-producing property. The East living area is vacant, while the West area and studio are leased. 2025 financials and lease information are available.
Interior features include nine-foot ceilings, engineered hardwood flooring, granite countertops, stainless steel appliances, and abundant natural light. Two private balconies expand the larger living areas. An approximately 1,000-square-foot garage provides parking and storage, supplemented by additional off-street and RV parking. The configuration supports multigenerational living, owner occupancy with rental income, or continued use as an income-producing property. The East living area is vacant, while the West area and studio are leased. 2025 financials and lease information are available.
Key Highlights
- 2019‑built legal duplex with approximately 2,678 square feet
- Main dwelling divided into separate East and West living areas
- Approximately 322‑square‑foot studio is the second legal dwelling
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
$37,320
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
6.22%
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%
$746,400
$746.4K
Cap Rate 7%
$533,143
$533.1K
Cap Rate 9%
$414,667
$414.7K
Market Conditions
NOI Build-Up for 2,678 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
$56.2K $21.00/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$53.3K $19.91/SF
− OpEx
−$16.0K −$5.97/SF
NOI
$37.3K $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%
$746,400
Cap Rate 7%
$533,143
Cap Rate 9%
$414,667
Alternative Uses
Best Use
Multifamily LT 5
$533.1K
$466.5K – $622.0K
NOI $37,320 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$491.2K
$429.8K – $573.1K
NOI $34,385 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$752.0K
$658.0K – $877.4K
NOI $52,643 @ 7.0% cap · market cap 8.78%
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
569
Businesses Nearby
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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
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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 - Flexible legal duplex with separate living areas, private balconies, and a large garage for parking and storage.
Where is this duplex located?
The property is located at 8780 SE Flavel St Portland, OR.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 2019‑built legal duplex with approximately 2,678 square feet; Main dwelling divided into separate East and West living areas; Approximately 322‑square‑foot studio is the second legal dwelling
