13250 SE Schiller St #73 · Portland, OR 97236

$124,997

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 112 Days on market

Built 1995 $80/sqft · 13% above area Est $110k · 13% over ↓ 5% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated & Move-In Ready in SE Portland!Welcome home to this charming and updated manufactured home offering 1,568 sq ft, 3 spacious bedrooms, and 2 full bathrooms—all priced to sell! Step inside to a bright and open floor plan featuring vaulted ceilings that create an airy, inviting feel throughout the main living space.Enjoy peace and privacy outside on the large deck, perfect for morning coffee or evening relaxation while overlooking the tranquil setting. With fresh exterior paint and a well-maintained feel, this home is truly ready for its next owner.Conveniently located close to shopping, restaurants, and outdoor recreation at Powell Butte Nature Park, this is a fantastic opportunity to own an affordable home in a great Portland location.Don’t miss this one—comfortable, updated, and ready to move right in!

Key facts

• Deck in rear
• Built 1995
• Listed 112 days

Tags

• DECK IN REAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.2% in Portland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#72 in OR, #3,256 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living F.
• David Douglas SD 40 (urban): math 34% / reading 49% proficiency, ranked #99 of 183 in OR (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Multnomah County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,747 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.82% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.07%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $110,418
• List price: $124,997
• Delta: 13.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13443 SE Pardee Dr #3	0.13mi	3/2.0	1,620 (+3%)	2mo	$142,000	$88	87
13460 SE Raymond St	0.14mi	4/2.0 (+1)	1,568 (0%)	4mo	$129,000	$82	85
4656 SE 134th Dr	0.13mi	3/2.0	1,568 (0%)	13mo	$116,000	$74	83
5200 SE 132nd Ave	0.16mi	3/2.0	1,404 (-10%)	4mo	$90,000	$64	71
5029 SE 133rd Dr #058	0.12mi	3/2.0	1,620 (+3%)	23mo	$138,000	$85	70
12323 SE Holgate Blvd #11	0.49mi	4/2.0 (+1)	1,568 (0%)	4mo	$150,000	$96	69
13539 SE Pardee Dr #12	0.19mi	3/2.0	1,344 (-14%)	13mo	$145,000	$108	56
12323 SE Holgate Blvd #6	0.49mi	4/2.0 (+1)	1,404 (-10%)	4mo	$150,000	$107	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.76×
• Total profit: $26,688
• Equity at exit: $18,637

10-year hold

• IRR: 26.4%
• Equity multiple: 3.16×
• Total profit: $75,723
• Equity at exit: $10,807

Cash invested: $34,999 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City Portland: 0 Strongly Tenant-Friendly · D+39

Mandatory relocation for no-cause evictions; rent increase notice 90 days.

Methodology + full state rankings →

ZIP-level market 97236

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $783

Break-even live

Break-even rent $1,286

Max offer price $124,997

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,249
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13515 SE Holgate Blvd Portland, OR	3.0	2.0	2160	$2,495	$1.16	43d	1	0.21mi
5329 SE 137th Ave Portland, OR	3.0	2.5	1559	$2,250	$1.44	23d	1	0.28mi
5344 SE 137th Ave Portland, OR	3.0	2.5	1600	$2,395	$1.50	17d	1	0.31mi
13726 SE Reedway St Portland, OR	3.0	2.5	1817	$2,295	$1.26	43d	1	0.45mi
3883 SE 136th Ave Portland, OR	4.0	2.5	1660	$2,400	$1.45	43d	1	0.51mi
5524 SE 140th Pl Portland, OR	4.0	3.0	1584	$3,050	$1.93	17d	1	0.51mi
4904 SE 122nd Ave Portland, OR	3.0	3.0	1504	$4,400	$2.93	43d	1	0.51mi
13436 SE Bush St Portland, OR	2.0–3.0	1.5–2.0	1075	$1,995	$1.86	43d	1	0.56mi
3745-3749 SE 127th Pl Unit 3749 Portland, OR	3.0	2.5	1467	$2,195	$1.50	7d	1	0.61mi
12941 SE Foster Rd Portland, OR	1.0–2.0	1.0–2.0	925	$1,595	$1.72	43d	2	0.66mi
6130 SE 128th Ave Apt B Portland, OR	3.0	2.0	1500	$1,999	$1.33	7d	1	0.67mi
13066 SE Powell Blvd Unit 10 Portland, OR	2.0	2.0	1100	$1,550	$1.41	23d	1	0.68mi
13062 SE Powell Blvd Apt 6 Portland, OR	2.0	2.0	1100	$1,550	$1.41	43d	1	0.71mi
12923 SE Foster Rd Portland, OR	2.0–3.0	2.0	1037	$2,100	$2.03	14d	3	0.72mi
12550 SE Powell Blvd Portland, OR	1.0–3.0	1.0–2.0	1075	$2,300	$2.14	2d	2	0.76mi
3315 SE 127th Pl Unit 1 Portland, OR	2.0	1.0	1346	$1,595	$1.18	11d	1	0.83mi
3228 SE 136th Ave Portland, OR	2.0–3.0	1.5	1058	$1,597	$1.51	4d	4	0.85mi
3208 SE 136th Ave Unit 3 Portland, OR	3.0	1.5	1217	$1,597	$1.31	23d	1	0.86mi
3810 SE 117th Pl Portland, OR	3.0	2.5	1378	$2,445	$1.77	23d	1	0.88mi
6439 SE 143rd Ct #1 Portland, OR	3.0	2.5	1545	$2,395	$1.55	43d	1	0.93mi
3223 SE 122nd Ave Unit A-B Portland, OR	4.0	2.5	1572	$2,495	$1.59	43d	1	0.98mi
11908 SE Foster Rd Portland, OR	3.0	2.0	1300	$2,595	$2.00	43d	1	0.99mi
12616 SE Taggart St Portland, OR	3.0	1.5	1329	$2,295	$1.73	7d	1	1.05mi
2658 SE 125th Ave Unit 2654 Portland, OR	3.0	2.5	1378	$2,195	$1.59	3d	1	1.13mi
13448 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	2d	1	1.17mi
13450 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	43d	1	1.17mi
15075 SE Powell Blvd Apt 4 Portland, OR	3.0	3.5	1500	$2,395	$1.60	43d	1	1.21mi
15075 SE Powell Blvd Portland, OR	3.0	3.5	1500	$2,295	$1.53	4d	3	1.21mi
2609 SE 145th Ave Unit H-77 Portland, OR	3.0	1.5	1117	$1,504	$1.35	17d	1	1.22mi
2609 SE 145th Ave Unit C-19 Portland, OR	3.0	1.5	1117	$1,499	$1.34	17d	1	1.22mi
13907 SE Division St Unit 01 Portland, OR	3.0	2.0	1188	$1,723	$1.45	43d	1	1.23mi
5010 SE 108th Ave Portland, OR	3.0	2.0	1400	$2,350	$1.68	43d	1	1.23mi
2471 SE 135th Ave Unit 2471 Portland, OR	3.0	1.5	1100	$1,495	$1.36	23d	1	1.25mi
7148 SE 118th Dr Portland, OR	2.0	1.0	1400	$3,900	$2.79	43d	1	1.26mi
14915 SE Woodward St Portland, OR	4.0	2.0	1608	$2,850	$1.77	2d	1	1.29mi
12625 SE Division St Unit B Portland, OR	3.0	2.5	1420	$2,395	$1.69	23d	1	1.29mi
2605 SE 119th Ave Unit 2605 Portland, OR	3.0	1.5	1100	$1,800	$1.64	21d	1	1.31mi
15110 SE Evergreen Dr Portland, OR	4.0	2.0	1650	$3,400	$2.06	11d	1	1.39mi
2620-2626 SE 112th Ave Unit 18 Portland, OR	3.0	1.5	1184	$1,499	$1.27	12d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $124,997 Active 112 DOM
2. 2026-06-17
   days on market $124,997 Active 111 DOM
3. 2026-06-16
   pricedays on market $124,997 Active 110 DOM
4. 2026-06-15
   days on market $129,997 Active 109 DOM
5. 2026-06-13
   days on market $129,997 Active 107 DOM
6. 2026-06-09
   days on market $129,997 Active 103 DOM
7. 2026-06-08
   days on market $129,997 Active 102 DOM
8. 2026-06-07
   days on market $129,997 Active 101 DOM
9. 2026-06-05
   days on market $129,997 Active 98 DOM
10. 2026-06-03
    days on market $129,997 Active 97 DOM
11. 2026-06-02
    days on market $129,997 Active 96 DOM
12. 2026-06-01
    days on market $129,997 Active 95 DOM
13. 2026-05-31
    days on market $129,997 Active 94 DOM
14. 2026-04-23
    status Active 857-char remark

    Show marketing remark (857 chars)

    Beautifully Renovated & Move-In Ready in SE Portland!Welcome home to this charming and updated manufactured home offering 1,568 sq ft, 3 spacious bedrooms, and 2 full bathrooms—all priced to sell! Step inside to a bright and open floor plan featuring vaulted ceilings that create an airy, inviting feel throughout the main living space.Enjoy peace and privacy outside on the large deck, perfect for morning coffee or evening relaxation while overlooking the tranquil setting. With fresh exterior paint and a well-maintained feel, this home is truly ready for its next owner.Conveniently located close to shopping, restaurants, and outdoor recreation at Powell Butte Nature Park, this is a fantastic opportunity to own an affordable home in a great Portland location.Don’t miss this one—comfortable, updated, and ready to move right in!

15. 2026-04-03
    status Pending 857-char remark

    Show marketing remark (857 chars)

    Beautifully Renovated & Move-In Ready in SE Portland!Welcome home to this charming and updated manufactured home offering 1,568 sq ft, 3 spacious bedrooms, and 2 full bathrooms—all priced to sell! Step inside to a bright and open floor plan featuring vaulted ceilings that create an airy, inviting feel throughout the main living space.Enjoy peace and privacy outside on the large deck, perfect for morning coffee or evening relaxation while overlooking the tranquil setting. With fresh exterior paint and a well-maintained feel, this home is truly ready for its next owner.Conveniently located close to shopping, restaurants, and outdoor recreation at Powell Butte Nature Park, this is a fantastic opportunity to own an affordable home in a great Portland location.Don’t miss this one—comfortable, updated, and ready to move right in!

16. 2026-03-12
    price $132,997 857-char remark

    Show marketing remark (857 chars)

    Beautifully Renovated & Move-In Ready in SE Portland!Welcome home to this charming and updated manufactured home offering 1,568 sq ft, 3 spacious bedrooms, and 2 full bathrooms—all priced to sell! Step inside to a bright and open floor plan featuring vaulted ceilings that create an airy, inviting feel throughout the main living space.Enjoy peace and privacy outside on the large deck, perfect for morning coffee or evening relaxation while overlooking the tranquil setting. With fresh exterior paint and a well-maintained feel, this home is truly ready for its next owner.Conveniently located close to shopping, restaurants, and outdoor recreation at Powell Butte Nature Park, this is a fantastic opportunity to own an affordable home in a great Portland location.Don’t miss this one—comfortable, updated, and ready to move right in!

17. 2026-02-20
    price $134,997 857-char remark

    Show marketing remark (857 chars)

    Beautifully Renovated & Move-In Ready in SE Portland!Welcome home to this charming and updated manufactured home offering 1,568 sq ft, 3 spacious bedrooms, and 2 full bathrooms—all priced to sell! Step inside to a bright and open floor plan featuring vaulted ceilings that create an airy, inviting feel throughout the main living space.Enjoy peace and privacy outside on the large deck, perfect for morning coffee or evening relaxation while overlooking the tranquil setting. With fresh exterior paint and a well-maintained feel, this home is truly ready for its next owner.Conveniently located close to shopping, restaurants, and outdoor recreation at Powell Butte Nature Park, this is a fantastic opportunity to own an affordable home in a great Portland location.Don’t miss this one—comfortable, updated, and ready to move right in!

18. 2026-02-06
    listed $139,997 Active 857-char remark

    Show marketing remark (857 chars)

    Beautifully Renovated & Move-In Ready in SE Portland!Welcome home to this charming and updated manufactured home offering 1,568 sq ft, 3 spacious bedrooms, and 2 full bathrooms—all priced to sell! Step inside to a bright and open floor plan featuring vaulted ceilings that create an airy, inviting feel throughout the main living space.Enjoy peace and privacy outside on the large deck, perfect for morning coffee or evening relaxation while overlooking the tranquil setting. With fresh exterior paint and a well-maintained feel, this home is truly ready for its next owner.Conveniently located close to shopping, restaurants, and outdoor recreation at Powell Butte Nature Park, this is a fantastic opportunity to own an affordable home in a great Portland location.Don’t miss this one—comfortable, updated, and ready to move right in!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AH · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,329
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$2,449
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$3,636
• Taxable income: $7,994
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $7,481/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: David Douglas SD 40
• NCES district ID: 4103940
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $42,781
• Composite: 37.38/100
• National rank: #8926
• State rank: #99 of 183 in OR

Livability — Portland

• Score: 77/100
• State rank: #72
• US rank: #3256

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A Housing B+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portland, OR
• County: Multnomah County · 786,692 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 37,558
• Household income: $75,090
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1744.0

Population outlook (Multnomah County) Hauer SSP2

• Today (2025): 930,825 people
• By 2030: 996,904 · +7.1%
• By 2040: 1,121,379 · +20.5%
• By 2050: 1,242,124 · +33.4%
• By 2075: 1,464,431 · +57.3%
• By 2100: 1,576,181 · +69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Asian 13% Two or more races 12% Black 9% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Italian 3% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 63% English-only · Spanish 16% Vietnamese 6% Russian/Polish/Slavic 5%

Political lean MEDSL · Multnomah

• 2024 margin: Solid D (+62.1) · D 79.3% · R 17.2% · Other 3.5%
• 2008→2024 swing: +6.0pp toward D · 2008: 56.1pp · 2024: 62.1pp
• All cycles: 2024: D+62.1 2020: D+61.3 2016: D+58.3 2012: D+54.9 2008: D+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -334.44%
• Current HPI: 289.931
• Rent YoY: ▲ 1.64%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

-5.0% since first listed

5 events — show timeline

• 2026-04-23 Relisted — RMLS
• 2026-04-03 Pending — RMLS
• 2026-03-12 Price Changed $132,997 RMLS
• 2026-02-20 Price Changed $134,997 RMLS
• 2026-02-06 Listed $139,997 RMLS

Property tax history

-7.6%/yr

Latest (2025): $185 · +29.3% YoY. Source: county tax records.