Updated Single-Story
For Sale
$515,000
880 NW Florence Ave, Gresham, OR 97030
Two residential units feature private patios, fenced outdoor areas, fireplaces, and shared two-car garage storage.
Property Size1,708 SF
Price / SF$301.52
Days on Market32
Property Features for 880 NW Florence Ave
General Information
Standard status
Active
Size
1,708 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
gas fireplace
patio
fenced backyard
Building Details
Year Built
1968
Buildings
1
Stories
1
Listing Agency:
Kohler Meyers O'Halloran Inc.
(503) 661-8000
Listed By:
Darren O'Halloran
Source:
Apexgroupnw
Added: Jul 31
Changed: Aug 31
Last Checked: Aug 30 at 7:34PM
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 Kohler Meyers O'Halloran Inc.
Investment Insights
Based on property information with market context.
This 1,708-square-foot duplex was built in 1968 and is arranged on one level. The property includes two residential units, each with a patio and fenced backyard, along with a shared two-car garage that provides storage space. Gas fireplaces were added to the living rooms in 2019, and the roof was replaced in 2021. Electric water heaters are installed and have gas plumbing in place.
The property is located in Gresham’s East Hill Neighborhood, with access to Gresham Station Mall, the new Multnomah County Library, and Historic Downtown Gresham. Unit 880 is occupied, and the property includes features suited to either an investor or an owner-occupant.
The property is located in Gresham’s East Hill Neighborhood, with access to Gresham Station Mall, the new Multnomah County Library, and Historic Downtown Gresham. Unit 880 is occupied, and the property includes features suited to either an investor or an owner-occupant.
Key Highlights
- 1,708 SF duplex with two residential units
- One‑level layout built in 1968
- Roof replaced in 2021
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
$22,679
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
4.40%
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%
$453,580
$453.6K
Cap Rate 7%
$323,986
$324.0K
Cap Rate 9%
$251,989
$252.0K
Market Conditions
NOI Build-Up for 1,708 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
$33.8K $19.80/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$32.4K $18.97/SF
− OpEx
−$9.7K −$5.69/SF
NOI
$22.7K $13.28/SF
Area
Gresham, OR
Vacancy
4.20%
Lease Rate
$19.80 /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%
$453,580
Cap Rate 7%
$323,986
Cap Rate 9%
$251,989
Alternative Uses
Best Use
Multifamily LT 5
$324.0K
$283.5K – $378.0K
NOI $22,679 @ 7.0% cap · market cap 4.40%
Second Best
Apartment 5plus
$291.3K
$254.9K – $339.8K
NOI $20,388 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$390.3K
$341.5K – $455.4K
NOI $27,321 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,760
Businesses Nearby
Explore this area
Business Placement
Demographics for 97030, OR
39,492
Population
16,500
Households
2.4
Avg Household Size
37
Median Age
21%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
5,266
Density / Sq Mi
$61,793
Median Household Income
$40,352
Median Earnings
$1,604
Median Rent
$418,100
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?
Duplex - Two residential units feature private patios, fenced outdoor areas, fireplaces, and shared two-car garage storage.
Where is this duplex located?
The property is located at 880 NW Florence Ave Gresham, OR.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: 1,708 SF duplex with two residential units; One‑level layout built in 1968; Roof replaced in 2021
