2300 SE 82nd Ave #26 · Portland, OR 97216

$60,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 143 Days on market

Built 1982 $77/sqft · 31% below area Est $86k · 31% under ↓ 6% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Creative, cheerful, and full of personality, this 2-bedroom, 1-bath manufactured home in Southeast Portland offers an inviting take on affordable living. With 784 square feet of thoughtfully used space, the home feels warm, welcoming, and anything but ordinary.The kitchen sets the tone with bold blue painted cabinets that bring a pop of color and an imaginative touch to the space. There’s plenty of room to cook, gather, and enjoy everyday life, and the open connection to the dining and living areas keeps the layout feeling comfortable and connected. All appliances stay — including the stove, refrigerator, washer, and dryer — making this an easy move-in-ready option.The living area is bright and inviting with space to relax, while both bedrooms are nicely sized and functional. The full bathroom offers a clean, practical setup, and in-unit laundry adds everyday convenience.Outside, the home truly shines. A newly rebuilt deck and covered front porch create a perfect spot for morning coffee, evening wind-downs, or simply enjoying the outdoors year-round. The home also offers parking for two vehicles, sits on a quiet internal street, and has a recently resealed roof for added peace of mind.Monthly space rent for a new owner is $800 and includes sewer and garbage. The park allows up to two pets with a maximum weight of 30 pounds per pet. Buyer to verify park approval and lease terms.

Key facts

• In-unit laundry
• Newly rebuilt deck
• Built 1982

Tags

• BOLD BLUE PAINTED CABINETS
• IN-UNIT LAUNDRY
• NEWLY REBUILT DECK
• RECENTLY RESEALED ROOF
• QUIET INTERNAL STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% 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.
• Portland SD 1J (urban): math 46% / reading 58% proficiency, ranked #23 of 183 in OR (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.72% ✓
• Cap rate: 23.78%
• Cash-on-cash: 62.46%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (median comp): $86,500
• List price: $60,000
• Delta: -30.64%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 SE 82nd Ave #5	0.00mi	2/1.0	800 (+2%)	0mo	$70,000	$88	96
2300 SE 82nd Ave #11	0.00mi	2/1.0	798 (+2%)	18mo	$57,800	$72	82

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 · 1.93% rent growth · sell at horizon

5-year hold

• IRR: 60.2%
• Equity multiple: 3.63×
• Total profit: $44,258
• Equity at exit: $8,946

10-year hold

• IRR: 64.5%
• Equity multiple: 7.15×
• Total profit: $103,375
• Equity at exit: $5,188

Cash invested: $16,800 (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 97216

• Rents YoY: 1.9%
• Active inventory: 103
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $874

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 41%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1940 SE 80th Ave Portland, OR	2.0	1.0	945	$1,350	$1.43	43d	1	0.20mi
1924 SE 80th Ave Portland, OR	2.0	1.0	800	$1,595	$1.99	23d	1	0.23mi
8315 SE Mill St Portland, OR	2.0	1.0	900	$1,399	$1.55	43d	1	0.24mi
8438 SE Market St Portland, OR	3.0	1.0	1066	$2,495	$2.34	23d	1	0.25mi
8105 SE Mill St Portland, OR	3.0	1.0	1050	$2,395	$2.28	43d	1	0.27mi
8527 SE Clinton St Unit 8535 Portland, OR	3.0	1.5	962	$1,450	$1.51	10d	1	0.27mi
2338 SE 89th Ave Unit A Portland, OR	2.0	1.5	800	$1,645	$2.06	43d	1	0.28mi
2338 SE 89th Ave Portland, OR	2.0	1.5	800	$1,645	$2.06	7d	1	0.28mi
8113 SE Clay St Unit 8117 Portland, OR	1.0	1.0	736	$995	$1.35	43d	1	0.35mi
8130 SE Woodward St Portland, OR	1.0	1.0	529	$1,199	$2.27	16d	1	0.41mi
8130 SE Woodward St Unit 103 Portland, OR	1.0	1.0	529	$1,199	$2.27	20d	1	0.41mi
2806 SE 78th Ave Portland, OR	2.0	1.0	870	$2,595	$2.98	17d	1	0.42mi
2118 SE 92nd Ave Portland, OR	2.0	1.0	762	$1,500	$1.97	43d	1	0.42mi
2827 SE 90th Pl Apt A Portland, OR	2.0	1.5	800	$1,845	$2.31	43d	1	0.49mi
2835 SE 90th Pl Portland, OR	2.0	1.5	800	$1,845	$2.31	4d	1	0.50mi
8121 SE Salmon St Portland, OR	1.0	1.0	705	$1,025	$1.45	1d	1	0.53mi
3105 SE 89th Ave Unit 4 Portland, OR	2.0	1.5	1024	$1,695	$1.66	43d	1	0.55mi
7298 SE Division St Unit 1X1 Portland, OR	1.0	1.0	750	$1,290	$1.72	23d	1	0.56mi
7215 SE Division St Unit 7215 Portland, OR	2.0	1.0	700	$1,595	$2.28	14d	1	0.56mi
7110 SE Grant St Unit 7112 Portland, OR	1.0	1.0	700	$1,350	$1.93	23d	1	0.62mi
8314 SE Yamhill St Unit 1 Portland, OR	2.0	1.5	798	$1,775	$2.22	43d	1	0.62mi
3323 SE 87th Ave Apt 9 Portland, OR	2.0	1.5	975	$1,855	$1.90	2d	1	0.63mi
2211 SE 96th Dr Portland, OR	2.0	1.0	862	$1,395	$1.62	7d	1	0.63mi
3323 SE 87th Ave Unit 3 Portland, OR	2.0	1.5	975	$1,855	$1.90	21d	1	0.64mi
2160 SE 96th Ave Portland, OR	2.0	2.0	970	$1,550	$1.60	23d	1	0.65mi
2160 SE 96th Ave Portland, OR	2.0	2.0	970	$1,550	$1.60	43d	1	0.65mi
8105 SE Powell Blvd Portland, OR	1.0–2.0	1.0	675	$1,495	$2.21	2d	5	0.65mi
3240 SE 90th Pl Portland, OR	2.0	1.0	800	$1,695	$2.12	23d	1	0.66mi
8310 SE Rhine St Portland, OR	2.0	2.0	912	$1,695	$1.86	14d	1	0.71mi
8324 SE Rhine St Apt 1 Portland, OR	2.0	2.0	912	$1,695	$1.86	14d	1	0.71mi
8324 SE Rhine St Unit 20001--11 Portland, OR	2.0	2.0	912	$1,495	$1.64	17d	1	0.71mi
9827 SE Division St Portland, OR	2.0	2.0	900	$1,495	$1.66	43d	1	0.74mi
3636 SE 86th Ave Unit 3644 Portland, OR	1.0	1.0	650	$1,285	$1.98	2d	1	0.79mi
6720 SE Division St Unit 6860 Portland, OR	2.0	1.0	764	$1,295	$1.70	21d	1	0.83mi
6720 SE Division St Unit 6904 Portland, OR	2.0	1.0	764	$1,295	$1.70	14d	1	0.83mi
6720 SE Division St Unit 6846 Portland, OR	1.0	1.0	613	$1,095	$1.79	23d	1	0.83mi
7301 SE Powell Blvd Portland, OR	1.0–2.0	1.0–1.5	710	$1,495	$2.11	43d	4	0.84mi
10038 SE Division St Portland, OR	2.0	2.0	905	$1,622	$1.79	1d	4	0.84mi
527-545 SE 78th Ave Unit 533 Portland, OR	2.0	1.0	723	$1,450	$2.01	4d	1	0.86mi
2491 SE 67th Ave Unit B Portland, OR	1.0	1.0	860	$1,495	$1.74	23d	1	0.89mi

Listing history 17 events

1. 2026-06-18
   price $60,000 Active 143 DOM
2. 2026-06-18
   days on market $66,000 Active 143 DOM
3. 2026-06-17
   days on market $66,000 Active 142 DOM
4. 2026-06-16
   days on market $66,000 Active 141 DOM
5. 2026-06-15
   days on market $66,000 Active 140 DOM
6. 2026-06-13
   days on market $66,000 Active 138 DOM
7. 2026-06-09
   days on market $66,000 Active 134 DOM
8. 2026-06-08
   days on market $66,000 Active 133 DOM
9. 2026-06-07
   days on market $66,000 Active 132 DOM
10. 2026-06-03
    days on market $66,000 Active 128 DOM
11. 2026-06-02
    days on market $66,000 Active 127 DOM
12. 2026-06-01
    days on market $66,000 Active 126 DOM
13. 2026-05-31
    days on market $66,000 Active 125 DOM
14. 2026-05-03
    price $66,000 1418-char remark

    Show marketing remark (1418 chars)

    Creative, cheerful, and full of personality, this 2-bedroom, 1-bath manufactured home in Southeast Portland offers an inviting take on affordable living. With 784 square feet of thoughtfully used space, the home feels warm, welcoming, and anything but ordinary.The kitchen sets the tone with bold blue painted cabinets that bring a pop of color and an imaginative touch to the space. There’s plenty of room to cook, gather, and enjoy everyday life, and the open connection to the dining and living areas keeps the layout feeling comfortable and connected. All appliances stay — including the stove, refrigerator, washer, and dryer — making this an easy move-in-ready option.The living area is bright and inviting with space to relax, while both bedrooms are nicely sized and functional. The full bathroom offers a clean, practical setup, and in-unit laundry adds everyday convenience.Outside, the home truly shines. A newly rebuilt deck and covered front porch create a perfect spot for morning coffee, evening wind-downs, or simply enjoying the outdoors year-round. The home also offers parking for two vehicles, sits on a quiet internal street, and has a recently resealed roof for added peace of mind.Monthly space rent for a new owner is $800 and includes sewer and garbage. The park allows up to two pets with a maximum weight of 30 pounds per pet. Buyer to verify park approval and lease terms.

15. 2026-03-25
    status Active 1418-char remark

    Show marketing remark (1418 chars)

    Creative, cheerful, and full of personality, this 2-bedroom, 1-bath manufactured home in Southeast Portland offers an inviting take on affordable living. With 784 square feet of thoughtfully used space, the home feels warm, welcoming, and anything but ordinary.The kitchen sets the tone with bold blue painted cabinets that bring a pop of color and an imaginative touch to the space. There’s plenty of room to cook, gather, and enjoy everyday life, and the open connection to the dining and living areas keeps the layout feeling comfortable and connected. All appliances stay — including the stove, refrigerator, washer, and dryer — making this an easy move-in-ready option.The living area is bright and inviting with space to relax, while both bedrooms are nicely sized and functional. The full bathroom offers a clean, practical setup, and in-unit laundry adds everyday convenience.Outside, the home truly shines. A newly rebuilt deck and covered front porch create a perfect spot for morning coffee, evening wind-downs, or simply enjoying the outdoors year-round. The home also offers parking for two vehicles, sits on a quiet internal street, and has a recently resealed roof for added peace of mind.Monthly space rent for a new owner is $800 and includes sewer and garbage. The park allows up to two pets with a maximum weight of 30 pounds per pet. Buyer to verify park approval and lease terms.

16. 2026-03-11
    status Pending 1418-char remark

    Show marketing remark (1418 chars)

    Creative, cheerful, and full of personality, this 2-bedroom, 1-bath manufactured home in Southeast Portland offers an inviting take on affordable living. With 784 square feet of thoughtfully used space, the home feels warm, welcoming, and anything but ordinary.The kitchen sets the tone with bold blue painted cabinets that bring a pop of color and an imaginative touch to the space. There’s plenty of room to cook, gather, and enjoy everyday life, and the open connection to the dining and living areas keeps the layout feeling comfortable and connected. All appliances stay — including the stove, refrigerator, washer, and dryer — making this an easy move-in-ready option.The living area is bright and inviting with space to relax, while both bedrooms are nicely sized and functional. The full bathroom offers a clean, practical setup, and in-unit laundry adds everyday convenience.Outside, the home truly shines. A newly rebuilt deck and covered front porch create a perfect spot for morning coffee, evening wind-downs, or simply enjoying the outdoors year-round. The home also offers parking for two vehicles, sits on a quiet internal street, and has a recently resealed roof for added peace of mind.Monthly space rent for a new owner is $800 and includes sewer and garbage. The park allows up to two pets with a maximum weight of 30 pounds per pet. Buyer to verify park approval and lease terms.

17. 2026-01-11
    listed $70,000 Active 1418-char remark

    Show marketing remark (1418 chars)

    Creative, cheerful, and full of personality, this 2-bedroom, 1-bath manufactured home in Southeast Portland offers an inviting take on affordable living. With 784 square feet of thoughtfully used space, the home feels warm, welcoming, and anything but ordinary.The kitchen sets the tone with bold blue painted cabinets that bring a pop of color and an imaginative touch to the space. There’s plenty of room to cook, gather, and enjoy everyday life, and the open connection to the dining and living areas keeps the layout feeling comfortable and connected. All appliances stay — including the stove, refrigerator, washer, and dryer — making this an easy move-in-ready option.The living area is bright and inviting with space to relax, while both bedrooms are nicely sized and functional. The full bathroom offers a clean, practical setup, and in-unit laundry adds everyday convenience.Outside, the home truly shines. A newly rebuilt deck and covered front porch create a perfect spot for morning coffee, evening wind-downs, or simply enjoying the outdoors year-round. The home also offers parking for two vehicles, sits on a quiet internal street, and has a recently resealed roof for added peace of mind.Monthly space rent for a new owner is $800 and includes sewer and garbage. The park allows up to two pets with a maximum weight of 30 pounds per pet. Buyer to verify park approval and lease terms.

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,581
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$1,745
• Taxable income: $10,142
• Est. tax owed @ 24.0%: −$2,434
• After-tax cash flow: $8,059/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: Portland SD 1J
• NCES district ID: 4110040
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 58% ▼ -3.00%
• Median HH income: $57,851
• Composite: 47.1/100
• National rank: #5112
• State rank: #23 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): 16,638
• Household income: $70,442
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1250.0

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 0.66)
• Race & ethnicity: White 54% Asian 16% Hispanic / Latino 12% Two or more races 12% Black 7% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Subsaharan African 3% Slovak 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 9% Vietnamese 6% Other Asian/Pacific 4%

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: ▼ -428.91%
• Current HPI: 319.3679
• Rent YoY: ▲ 1.93%
• 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

-5.7% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $66,000 RMLS
• 2026-03-25 Relisted — RMLS
• 2026-03-11 Pending — RMLS
• 2026-01-11 Listed $70,000 RMLS

Property tax history

-46.1%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.