19000 SE Bornstedt Rd Unit A2 · Sandy, OR 97055

$74,900

2 bd · 1.0 ba · 684 sqft · Other · 59 Days on market

Built 1972 $110/sqft · 51% above area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This clean, fully renovated 2-bed, 1-bath home offers comfortable, move-in-ready living in a quiet Sandy park. Thoughtful updates include a new 50-year roof, upgraded windows, new cabinets with butcher block countertops, a deep farmhouse sink, stylish tile shower and backsplash, and new LVP wood flooring throughout. The 684 sq. ft. layout lives efficiently, while rare features for this price point—such as a 1.5-car garage, a large patio, and a peaceful setting—add exceptional value. A beautifully refreshed home in a location that feels calm, convenient, and welcoming.

Key facts

• Deep farmhouse sink
• Upgraded windows
• New roof

Tags

• NEW ROOF
• UPGRADED WINDOWS
• BUTCHER BLOCK COUNTERTOPS
• DEEP FARMHOUSE SINK
• TILE SHOWER
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 2.7% in Sandy — 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 84/100 on livability (#30 in OR, #755 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D.
• Oregon Trail SD 46 (town): math 47% / reading 64% proficiency, ranked #12 of 183 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clackamas County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.58% ✓
• Cap rate: 22.48%
• Cash-on-cash: 57.80%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

• ARV (median comp): $49,484
• List price: $74,900
• Delta: 51.36%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.3%
• Equity multiple: 3.49×
• Total profit: $52,232
• Equity at exit: $11,168

10-year hold

• IRR: 61.3%
• Equity multiple: 7.12×
• Total profit: $128,449
• Equity at exit: $6,476

Cash invested: $20,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97055

• Active inventory: 167
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $1,010

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 43%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38100 Sandy Heights St Sandy, OR	2.0	1.0–2.0	864	$2,070	$2.39	1d	11	0.63mi

Listing history 11 events

1. 2026-06-15
   statusdays on market $74,900 Pending 59 DOM
2. 2026-06-13
   days on market $74,900 Active 58 DOM
3. 2026-06-13
   days on market $74,900 Active 57 DOM
4. 2026-06-09
   days on market $74,900 Active 54 DOM
5. 2026-06-08
   days on market $74,900 Active 53 DOM
6. 2026-06-07
   days on market $74,900 Active 52 DOM
7. 2026-06-03
   days on market $74,900 Active 48 DOM
8. 2026-06-02
   days on market $74,900 Active 47 DOM
9. 2026-06-01
   days on market $74,900 Active 46 DOM
10. 2026-05-31
    days on market $74,900 Active 45 DOM
11. 2026-04-16
    listed $74,900 Active 586-char remark

    Show marketing remark (586 chars)

    This clean, fully renovated 2-bed, 1-bath home offers comfortable, move-in-ready living in a quiet Sandy park. Thoughtful updates include a new 50-year roof, upgraded windows, new cabinets with butcher block countertops, a deep farmhouse sink, stylish tile shower and backsplash, and new LVP wood flooring throughout. The 684 sq. ft. layout lives efficiently, while rare features for this price point—such as a 1.5-car garage, a large patio, and a peaceful setting—add exceptional value. A beautifully refreshed home in a location that feels calm, convenient, and welcoming.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,207
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$2,179
• Taxable income: $11,622
• Est. tax owed @ 24.0%: −$2,789
• After-tax cash flow: $9,333/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: Oregon Trail SD 46
• NCES district ID: 4110890
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $61,406
• Composite: 50.19/100
• National rank: #4075
• State rank: #12 of 183 in OR

Livability — Sandy

• Score: 84/100
• State rank: #30
• US rank: #755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clackamas County · 361,406 people
• City population: 19,786
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 19,786
• Household income: $112,323
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 377.0

Population outlook (Clackamas County) Hauer SSP2

• Today (2025): 458,456 people
• By 2030: 485,185 · +5.8%
• By 2040: 532,932 · +16.2%
• By 2050: 574,445 · +25.3%
• By 2075: 665,497 · +45.2%
• By 2100: 697,488 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 5% Asian 1% Native American 1%
• Common ancestry: Portuguese 4% Iranian 4% Italian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Clackamas

• 2024 margin: Lean D (+9.7) · D 53.4% · R 43.6% · Other 3.0%
• 2008→2024 swing: -0.6pp no change · 2008: 10.4pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+11.1 2016: D+6.1 2012: D+3.5 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -230.74%
• Current HPI: 274.9046
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-16 Listed $74,900 RMLS

Property tax history

+1.5%/yr

Latest (2025): $53 · +230.5% YoY. Source: county tax records.