Quadplex with Private
For Sale
$999,900
8913 Southeast Rhone Street, Portland, OR 97266
Four residential units combine private outdoor areas, covered decks, furnished interiors, and paved parking.
Property Size3,722 SF
Price / SF$268.65
Days on Market168
Property Features for 8913 Southeast Rhone Street
General Information
Standard status
Active
Size
3,722 SF
Total Parking Spaces
8
Property subtype
Multi Family
Zoning
R2
Property Condition
Severity
Repairs Needed
Evidence
opportunity for updates
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Parking per Unit
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$13,593
Amenities
2
Crawl Space
Concrete Perimeter
Composition
Vinyl Siding
Building Details
Year Built
1995
Listing Agency:
Barb Sellers & Assoc. Realty
(503) 666-2332
Listed By:
Tim Sellers · License #880100065
(503) 666-2332
Source:
Compass
Added: Mar 18
Changed: Aug 30
Last Checked: Aug 30 at 5:29PM
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 Barb Sellers & Assoc. Realty
Investment Insights
Based on property information with market context.
Built in 1995, this R2-zoned quadplex contains 3,722 square feet across four residential units. Each unit is approximately 930 square feet with two bedrooms and two full bathrooms. Two homes occupy the main level and open to private patios with direct backyard access, while the upstairs residences include covered decks and attached storage rooms. Two units are furnished, and one unit offers an opportunity for updates.
The property at 8913 Southeast Rhone Street includes paved parking for two vehicles per unit. Water, sewer, and garbage are included in rents, supporting a simplified operating structure. Access to I-205 connects the property with destinations throughout the Portland metro area. Exterior materials include vinyl siding and composition, while interior features include crawl space and concrete perimeter construction.
The property at 8913 Southeast Rhone Street includes paved parking for two vehicles per unit. Water, sewer, and garbage are included in rents, supporting a simplified operating structure. Access to I-205 connects the property with destinations throughout the Portland metro area. Exterior materials include vinyl siding and composition, while interior features include crawl space and concrete perimeter construction.
Key Highlights
- Four‑unit property with four approximately 930‑square‑foot residences
- Each unit includes 2 bedrooms and 2 full bathrooms
- Two main‑level units have private patios and backyard access
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
$51,868
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
5.19%
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%
$1,037,360
$1.0M
Cap Rate 7%
$740,971
$741.0K
Cap Rate 9%
$576,311
$576.3K
Market Conditions
NOI Build-Up for 3,722 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
$78.2K $21.00/SF
− Vacancy
−$4.1K −$1.09/SF
EGI
$74.1K $19.91/SF
− OpEx
−$22.2K −$5.97/SF
NOI
$51.9K $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%
$1,037,360
Cap Rate 7%
$740,971
Cap Rate 9%
$576,311
Alternative Uses
Best Use
Multifamily LT 5
$741.0K
$648.4K – $864.5K
NOI $51,868 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$682.7K
$597.4K – $796.5K
NOI $47,790 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$1.05M
$914.6K – $1.22M
NOI $73,166 @ 7.0% cap · market cap 7.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
964
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?
Quadplex - Four residential units combine private outdoor areas, covered decks, furnished interiors, and paved parking.
Where is this quadplex located?
The property is located at 8913 Southeast Rhone Street Portland, OR.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Four‑unit property with four approximately 930‑square‑foot residences; Each unit includes 2 bedrooms and 2 full bathrooms; Two main‑level units have private patios and backyard access
