Residential Land with Optional Duplex
For Sale
$1,095,000
9310 SW 18TH Pl, Portland, OR 97035
Land, Portland, OR
Property Size3,662 SF
Lot Size1.37 Acres
Price / SF$299.02
Days on Market58
Property Features for 9310 SW 18TH Pl
General Information
Property type
Land
Property subtype
Single Family Residence
Zoning
R10
Elementary school
Markham
Middle school
Jackson
High school
Ida B Wells
Directions
Taylor Ferry to SW 18th Place
Subdivision
_148
Standard status
Active
APN
R212498, R212496
Lot size
1.37 Acres
Taxes and HOA fees
Tax Description
MAPLECREST ANX, LOT 2 TL 2000
Tax Annual Amount
2390
Legal Description
MAPLECREST ANX, LOT 2 TL 2000
Amenities
wood-burning fireplace
private deck
porch
garden
yard
trail access
Listing Agency:
John L. Scott
(503) 624-2900
Listed By:
Lynda O'Neill
(503) 789-0047
Added: Jun 24
Changed: Aug 20
Last Checked: Aug 20 at 11:06AM
MLS# 752959723
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.
Set on 1.37 acres with four tax lots, this R10-zoned property includes a two-level 5-bedroom, 3.5-bath home plus a genuinely separate office structure with its own driveway and entrance. The main house totals 3,662 square feet and features a primary suite with a private deck, two additional bedrooms, and a family room with a wood-burning certified fireplace insert. The eat-in kitchen includes an island, and hardwood floors run throughout the main level. The finished lower level adds two more bedrooms and a full bath. The structure can be kept or taken down, and the home could be configured as a duplex (buyer to verify with the City of Portland).
The site borders natural area and wooded privacy, with trail access nearby, and it sits right beside Marshall Park. Outdoor amenities include decks, a porch, garden space, and yard areas for entertaining. The decks overlook Douglas firs, cedar trees, and fruit trees, with front-row animal viewing. Portland Energy score is 1 (attached). Buyer should verify any future flexibility for an ADU or additional development directly with the City of Portland.
The site borders natural area and wooded privacy, with trail access nearby, and it sits right beside Marshall Park. Outdoor amenities include decks, a porch, garden space, and yard areas for entertaining. The decks overlook Douglas firs, cedar trees, and fruit trees, with front-row animal viewing. Portland Energy score is 1 (attached). Buyer should verify any future flexibility for an ADU or additional development directly with the City of Portland.
Key Highlights
- 1.83‑acre property bordering Marshall Park with wooded, private setting and nearby trail access
- 5‑bedroom, 3.5‑bath home with 3,662 SF across two levels, plus finished lower level for flexible living
- Primary suite on main level with private deck; additional bedrooms and family room with wood‑burning certified fireplace insert
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
$47,020
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
4.29%
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%
$940,400
$940.4K
Cap Rate 7%
$671,714
$671.7K
Cap Rate 9%
$522,444
$522.4K
Market Conditions
NOI Build-Up for 3,662 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
$90.1K $24.60/SF
− Vacancy
−$4.6K −$1.25/SF
EGI
$85.5K $23.35/SF
− OpEx
−$38.5K −$10.51/SF
NOI
$47.0K $12.84/SF
Area
Portland, 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%
$940,400
Cap Rate 7%
$671,714
Cap Rate 9%
$522,444
Alternative Uses
Best Use
Apartment 5plus
$671.7K
$587.8K – $783.7K
NOI $47,020 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$899.8K – $1.20M
NOI $71,987 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Explore this area
Business Placement
Demographics for 97035, OR
25,770
Population
11,822
Households
2.2
Avg Household Size
44
Median Age
73%
College-Educated
99%
High-School Grad
5.8 sq mi
ZIP Area
4,443
Density / Sq Mi
$126,866
Median Household Income
$75,523
Median Earnings
$1,951
Median Rent
$790,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - 1.37-acre site with two-level 5-bedroom home and separate office structure; four tax lots; R10 zoning.
Where is this single family property located?
The property is located at 9310 SW 18TH Pl Portland, OR.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 1.83‑acre property bordering Marshall Park with wooded, private setting and nearby trail access; 5‑bedroom, 3.5‑bath home with 3,662 SF across two levels, plus finished lower level for flexible living; Primary suite on main level with private deck; additional bedrooms and family room with wood‑burning certified fireplace insert
