835 SE 1st Ave #12 · Canby, OR 97013

$169,000

3 bd · 2.0 ba · 1,560 sqft · Other · 260 Days on market

Built 2018 $108/sqft · 74% above area

---

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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +4.1/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort and style with this beautifully maintained 3-bedroom, 2-bathroom home featuring soaring high ceilings and a bright open floor plan. Located in a peaceful and friendly 55+ community, this home offers the perfect blend of elegance, functionality and low maintenance living. Don't miss this opportunity to own a pristine home in a highly sought after neighborhood.

Key facts

• Garage
• Built 2018
• Listed 260 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.1% in Canby — 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 82/100 on livability (#43 in OR, #1,056 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: schools C-, cost of living D-.
• Canby SD 86 (town): math 36% / reading 45% proficiency, ranked #14 of 58 in OR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 166 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 1.9% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $97,000
• List price: $169,000
• Delta: 74.23%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,749
• Equity at exit: $25,198

10-year hold

• IRR: 11.1%
• Equity multiple: 1.83×
• Total profit: $39,197
• Equity at exit: $14,612

Cash invested: $47,320 (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 97013

• Rents YoY: 1.9%
• Active inventory: 166
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$886
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $541

Break-even live

Break-even rent $1,413

Max offer price $169,000

Occupancy floor 69%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 N Pine St Canby, OR	2.0	1.0	1100	$1,550	$1.41	2d	1	0.27mi
575 N Pine St Unit 575 Canby, OR	2.0	1.0	1100	$1,550	$1.41	4d	1	0.27mi
700 SE 5th Ave Canby, OR	2.0–3.0	2.0	1066	$1,840	$1.73	2d	2	0.28mi
625 N Pine St Unit 639 Canby, OR	2.0	1.0	1100	$1,550	$1.41	43d	1	0.29mi
190 SE 3rd Ave Canby, OR	3.0	2.0	1196	$2,450	$2.05	43d	1	0.35mi
259 S Sequoia Pkwy Canby, OR	1.0–3.0	1.0–2.0	1013	$2,330	$2.30	2d	12	0.42mi
259 N Cedar St Canby, OR	3.0	2.5	1453	$2,399	$1.65	7d	1	0.87mi
267 N Aspen St Canby, OR	3.0	2.5	1252	$2,100	$1.68	20d	1	0.98mi

Listing history 11 events

1. 2026-06-18
   days on market $169,000 Active 260 DOM
2. 2026-06-17
   days on market $169,000 Active 259 DOM
3. 2026-06-16
   days on market $169,000 Active 258 DOM
4. 2026-06-16
   status $169,000 Active 257 DOM
5. 2026-04-18
   price $169,000 379-char remark

   Show marketing remark (379 chars)

   Step into comfort and style with this beautifully maintained 3-bedroom, 2-bathroom home featuring soaring high ceilings and a bright open floor plan. Located in a peaceful and friendly 55+ community, this home offers the perfect blend of elegance, functionality and low maintenance living. Don't miss this opportunity to own a pristine home in a highly sought after neighborhood.

6. 2026-01-10
   price $179,000 379-char remark

   Show marketing remark (379 chars)

   Step into comfort and style with this beautifully maintained 3-bedroom, 2-bathroom home featuring soaring high ceilings and a bright open floor plan. Located in a peaceful and friendly 55+ community, this home offers the perfect blend of elegance, functionality and low maintenance living. Don't miss this opportunity to own a pristine home in a highly sought after neighborhood.

7. 2025-12-01
   status Active 379-char remark

   Show marketing remark (379 chars)

   Step into comfort and style with this beautifully maintained 3-bedroom, 2-bathroom home featuring soaring high ceilings and a bright open floor plan. Located in a peaceful and friendly 55+ community, this home offers the perfect blend of elegance, functionality and low maintenance living. Don't miss this opportunity to own a pristine home in a highly sought after neighborhood.

8. 2025-09-11
   listed $185,000 Active 379-char remark

   Show marketing remark (379 chars)

   Step into comfort and style with this beautifully maintained 3-bedroom, 2-bathroom home featuring soaring high ceilings and a bright open floor plan. Located in a peaceful and friendly 55+ community, this home offers the perfect blend of elegance, functionality and low maintenance living. Don't miss this opportunity to own a pristine home in a highly sought after neighborhood.

9. 2021-07-30
   soldstatus $159,000 Sold 373-char remark

   Show marketing remark (373 chars)

   This home has all the upgrades imaginable, beautiful and in excellent condition. 9ft ceilings with lighting alcoves and large master suite with full size walk in shower and dual sinks. Big kitchen with storage galore, all kitchen appliances included. Only show to pre-qualified buyers, sellers agent must be present at all showings. Possession not available until 8/5/21.

10. 2021-05-31
    status Pending 373-char remark

    Show marketing remark (373 chars)

    This home has all the upgrades imaginable, beautiful and in excellent condition. 9ft ceilings with lighting alcoves and large master suite with full size walk in shower and dual sinks. Big kitchen with storage galore, all kitchen appliances included. Only show to pre-qualified buyers, sellers agent must be present at all showings. Possession not available until 8/5/21.

11. 2021-05-22
    listed $159,900 Active 373-char remark

    Show marketing remark (373 chars)

    This home has all the upgrades imaginable, beautiful and in excellent condition. 9ft ceilings with lighting alcoves and large master suite with full size walk in shower and dual sinks. Big kitchen with storage galore, all kitchen appliances included. Only show to pre-qualified buyers, sellers agent must be present at all showings. Possession not available until 8/5/21.

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

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $1,918 · $160/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,176
• − Mortgage interest: −$9,467
• − Property taxes: −$1,918
• − Insurance: −$845
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$4,916
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $5,531/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: Canby SD 86
• NCES district ID: 4102640
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $64,246
• Composite: 36.24/100
• National rank: #4717
• State rank: #14 of 58 in OR

Livability — Canby

• Score: 82/100
• State rank: #43
• US rank: #1056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canby, OR
• County: Clackamas County · 361,406 people
• City population: 24,293
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 24,293
• Household income: $101,832
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 575.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 14% Russian/Polish/Slavic 1% Vietnamese 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: ▼ -427.87%
• Current HPI: 287.758
• Rent YoY: ▲ 1.89%
• 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

7 events — show timeline

• 2026-04-18 Price Changed $169,000 RMLS
• 2026-01-10 Price Changed $179,000 RMLS
• 2025-12-01 Relisted — RMLS
• 2025-09-11 Listed $185,000 RMLS
• 2021-07-30 Sold (MLS) $159,000 RMLS
• 2021-05-31 Pending — RMLS
• 2021-05-22 Listed $159,900 RMLS

Property tax history

+3.7%/yr

Latest (2025): $1,918 · +2.9% YoY. Source: county tax records.