Updated 10-Unit Apartment
For Sale
$1,998,000
8856 SE JANNSEN Rd, Clackamas, OR 97015
MultiFamily, Clackamas, OR
Property Size8,100 SF
Lot Size0.89 Acres
Price / SF$246.67
Days on Market200
Property Features for 8856 SE JANNSEN Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
HDR
Bedrooms
10
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 1, Bedroom 10, Bedroom 7, Bathroom 4, Bedroom 9, Bathroom 1, Bathroom 5, Bedroom 4, Bathroom 2, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 2, Bedroom 6, Bedroom 8
Elementary school
Bilquist
Middle school
Alder Creek
High school
Putnam
Directions
Old 82nd ave to Jannsen Rd
Subdivision
_145
Standard status
Active
APN
00473268
Size
8,100 SF
Lot size
0.89 Acres
Taxes and HOA fees
Tax Description
SECTION 09 TOWNSHIP 2S RANGE 2E QUARTER BD TAX LOT 03300
Tax Annual Amount
14318
Legal Description
SECTION 09 TOWNSHIP 2S RANGE 2E QUARTER BD TAX LOT 03300
Utilities
Heating system
Baseboard
Amenities
washer/dryer hookup
electric gate
fenced
Building Details
Year built
1977
Floors in Building
2
Number of units
10
Roof type
Composition
Listing Agency:
Elite Realty & Associates LLC
(503) 658-4101
Listed By:
Connie Brockway · License #201210511
(503) 544-1196
Added: Feb 19
Changed: Sep 6
Last Checked: Sep 7 at 4:06PM
MLS# 164693040
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 10-unit apartment building contains 8,100 square feet across ten two-bedroom, one-bath residences, each equipped with washer and dryer hookups. Constructed in 1977, the property uses baseboard heating and has a composition roof. The 0.89-acre site is enclosed with fencing and includes an electric gate.
Eight apartments have updated kitchens, lighting, paint, flooring, bathrooms, and electrical panels. All units feature updated windows and exterior doors. The property is zoned HDR, and future possibilities are noted for the site, subject to buyer verification with the city.
Eight apartments have updated kitchens, lighting, paint, flooring, bathrooms, and electrical panels. All units feature updated windows and exterior doors. The property is zoned HDR, and future possibilities are noted for the site, subject to buyer verification with the city.
Key Highlights
- 10‑unit apartment complex with ten 2‑bedroom, 1‑bath units
- 8,100 square feet on a 0.89‑acre site
- Eight units updated with kitchens, lighting, paint, flooring, bathrooms, and electrical panels
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
$104,004
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
5.21%
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%
$2,080,080
$2.1M
Cap Rate 7%
$1,485,771
$1.5M
Cap Rate 9%
$1,155,600
$1.2M
Market Conditions
NOI Build-Up for 8,100 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
$199.3K $24.60/SF
− Vacancy
−$10.2K −$1.25/SF
EGI
$189.1K $23.35/SF
− OpEx
−$85.1K −$10.51/SF
NOI
$104.0K $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%
$2,080,080
Cap Rate 7%
$1,485,771
Cap Rate 9%
$1,155,600
Alternative Uses
Best Use
Apartment 5plus
$1.49M
$1.30M – $1.73M
NOI $104,004 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.19M
$1.91M – $2.55M
NOI $153,047 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Location Intelligence
Trade Area within ½ mile
754
Businesses Nearby
Explore this area
Business Placement
Demographics for 97015, OR
23,265
Population
9,420
Households
2.5
Avg Household Size
37
Median Age
31%
College-Educated
92%
High-School Grad
8.8 sq mi
ZIP Area
2,644
Density / Sq Mi
$82,865
Median Household Income
$48,808
Median Earnings
$1,778
Median Rent
$491,300
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?
Apartment building - Ten two-bedroom residences with washer and dryer hookups, fenced grounds, and an electric entry gate.
Where is this apartment building located?
The property is located at 8856 SE JANNSEN Rd Clackamas, OR.
What is the asking price?
The asking price for this property is $1,998,000.
What are key features of this property?
This property features: 10‑unit apartment complex with ten 2‑bedroom, 1‑bath units; 8,100 square feet on a 0.89‑acre site; Eight units updated with kitchens, lighting, paint, flooring, bathrooms, and electrical panels
