Montavilla Triplex Investment
For Sale
$749,900
900 NE 91ST AVE, Portland, OR 97220
Triplex in Montavilla neighborhood with assumable loan.
Property Size4,096 SF
Lot Size0.17 Acres
Days on Market185
Property Features for 900 NE 91ST AVE
General Information
Standard status
Active
Size
4,096 SF
Lot size
0.17 Acres
Property subtype
Multi-Family
Amenities
Forced Air
Composition
Building Details
Building Size
4,096 SF
Year Built
2005
Stories
2
Listing Agency:
Keller Williams Realty Portland Central
(971) 361-6347
Listed By:
David Girard · License #201221204
(971) 361-6347
Source:
Kw
Added: Feb 20
Changed: Aug 24
Last Checked: Aug 23 at 12:57PM
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 Realty Portland Central
Investment Insights
Based on property information with market context.
This triplex presents an investment opportunity in the Montavilla neighborhood. The property, situated on a single tax lot, comprises three addresses. A duplex, constructed in 2005, includes two units, each featuring 3 bedrooms, 2.5 bathrooms, a single-car garage, and private backyard/patio spaces. A detached home, built in 1924, offers hardwood floors, a Jack and Jill bathroom, and a large unfinished basement. All kitchen appliances and a washer/dryer are included in each unit. The detached home is currently vacant, having previously been rented for $1,850 per month.
Key Highlights
- Assumable loan at a low 4.85% interest rate.
- Triplex boasting a solid 6.74% cap rate in the desirable Montavilla neighborhood.
- Three addresses on one tax lot, ideal for investors or owner‑occupants.
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
$57,080
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
7.61%
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%
$1,141,600
$1.1M
Cap Rate 7%
$815,429
$815.4K
Cap Rate 9%
$634,222
$634.2K
Market Conditions
NOI Build-Up for 4,096 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
$86.0K $21.00/SF
− Vacancy
−$4.5K −$1.09/SF
EGI
$81.5K $19.91/SF
− OpEx
−$24.5K −$5.97/SF
NOI
$57.1K $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%
$1,141,600
Cap Rate 7%
$815,429
Cap Rate 9%
$634,222
Alternative Uses
Best Use
Multifamily LT 5
$815.4K
$713.5K – $951.3K
NOI $57,080 @ 7.0% cap · market cap 7.61%
Second Best
Apartment 5plus
$751.3K
$657.4K – $876.6K
NOI $52,593 @ 7.0% cap · market cap 7.01%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,518 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,149
Businesses Nearby
Explore this area
Business Placement
Demographics for 97220, OR
29,357
Population
12,177
Households
2.4
Avg Household Size
39
Median Age
35%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
3,914
Density / Sq Mi
$68,976
Median Household Income
$41,696
Median Earnings
$1,412
Median Rent
$427,700
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?
Triplex - Triplex in Montavilla neighborhood with assumable loan.
Where is this triplex located?
The property is located at 900 NE 91ST AVE Portland, OR.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Assumable loan at a low 4.85% interest rate.; Triplex boasting a solid 6.74% cap rate in the desirable Montavilla neighborhood.; Three addresses on one tax lot, ideal for investors or owner‑occupants.
