23508 NW Saint Helens Rd Unit S16 · Scappoose, OR 97231

$105,000

1 bd · 1.0 ba · 605 sqft · SingleFamily · 100 Days on market

Built 1940 Fair condition $174/sqft · 44% below area Est $187k · 44% under $775/mo HOA · 49% of rent ↓ 4% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +4.9/30.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

Key facts

• 200 sq ft deck
• Garage
• Built 1940

Tags

• 200 SQ FT DECK
• ATTACHED 18 FOOT BOAT WELL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (34.5% below list).
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $69k (34.5% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 2.8% in Scappoose — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#35 in OR, #812 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D.
• 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.
• Zoned schools: Richmond Elementary School (539 students, 5% FRL); Da Vinci Middle School (434 students, 34% FRL); Benson Polytechnic High School (824 students, 65% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 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 $726 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $45k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $105k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,755 (34.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.51% ✓
• Cap rate: 3.43%
• Cash-on-cash: -10.22%
• DSCR: 0.55
• GRM: 5.5

CMA / ARV

• ARV (median comp): $187,010
• List price: $105,000
• Delta: -43.85%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -33.8%
• Equity multiple: -0.10×
• Total profit: $-32,468
• Equity at exit: $15,656

10-year hold

• IRR: -37.9%
• Equity multiple: -0.59×
• Total profit: $-46,783
• Equity at exit: $9,078

Cash invested: $29,400 (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 97231

• Home prices YoY: -31.9%
• Active inventory: 70
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$775
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-250

Break-even live

Break-even rent $1,900

Max offer price $68,755

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-214	+0% $-250	+5% $-287	+10% $-323
Rent	-10% $-375	-5% $-313	+0% $-250	+5% $-188	+10% $-125
Rate	-1.0pp $-198	-0.5pp $-224	base $-250	+0.5pp $-278	+1.0pp $-305

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $775 · $9,300/yr
• Likely covers: water

Listing history 36 events

1. 2026-06-21
   pricedays on market $105,000 Active 100 DOM
2. 2026-06-18
   days on market $105,900 Active 97 DOM
3. 2026-06-17
   days on market $105,900 Active 96 DOM
4. 2026-06-16
   days on market $105,900 Active 95 DOM
5. 2026-06-15
   days on market $105,900 Active 94 DOM
6. 2026-06-13
   days on market $105,900 Active 92 DOM
7. 2026-06-09
   days on market $105,900 Active 88 DOM
8. 2026-06-08
   days on market $105,900 Active 87 DOM
9. 2026-06-07
   remarks 530-char remark
10. 2026-06-07
    days on market $105,900 Active 86 DOM
11. 2026-06-03
    days on market $105,900 Active 82 DOM
12. 2026-06-02
    days on market $105,900 Active 81 DOM
13. 2026-06-01
    days on market $105,900 Active 80 DOM
14. 2026-05-31
    days on market $105,900 Active 79 DOM
15. 2026-05-06
    price $105,900 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

16. 2026-04-28
    price $114,900 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

17. 2026-04-23
    price $120,000 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

18. 2026-04-17
    price $122,495 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

19. 2026-04-05
    price $124,900 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

20. 2026-03-28
    price $129,900 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

21. 2026-03-21
    price $140,000 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

22. 2026-03-13
    listed $150,000 Active 511-char remark

    Show marketing remark (511 chars)

    Looking to relax and enjoy river life! Great opportunity awaits you to go on adventures! Main floor living room, full bath, kitchen has undermount sink with quartz counters, new fridge, full size washer & dryer, upstairs 1 bedroom with 200 SQ ft deck balcony area has river views, and attached 18 foot boat well, with glass garage door and opener. Bring your watercraft toys, kayak's, paddle boards. Buyer's need to be approved by Blue Flag Realty. Owner is licensed real estate broker in Oregon. Cash only.

23. 2019-07-02
    soldstatus $32,500 Sold 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

24. 2019-05-13
    status Pending 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

25. 2018-11-30
    status Active 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

26. 2018-11-30
    price $65,000 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

27. 2018-11-30
    historical 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

28. 2018-08-16
    price $79,000 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

29. 2018-07-10
    price $85,000 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

30. 2018-05-30
    status Active 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

31. 2018-05-30
    price $95,000 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

32. 2018-05-30
    historical 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

33. 2017-11-22
    status Pending 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

34. 2017-08-09
    price $100,000 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

35. 2017-06-02
    listed $110,000 Active 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

36. 2017-05-29
    status Active 190-char remark

    Show marketing remark (190 chars)

    Good option for a little getaway on the water. Located in Skyline Moorage. Kitchen, eating nook, and upper level bedroom with deck. Boat well for your water activity toys. Being sold as is.

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

Taxation est. · year 1

• Rental income: $18,990
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$9,300
• − Depreciation: −$3,055
• Taxable loss: −$4,385
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $-1,953/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance, with average condition overall. It has potential for increased value with updates to the interior and exterior.

Repairs flagged

• Minor Deck — Some wear and tear
• Minor Outdoor furniture — Worn cushions

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace checkered carpet — New carpet improves comfort and appearance
• Rental Replace outdoor cushions — Fresh cushions attract renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Some wear and tear	Minor	$500–3,000
Outdoor furniture · Worn cushions	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace checkered carpet — New carpet improves comfort and appearance ↑
• Rental Replace outdoor cushions — Fresh cushions attract renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Scappoose

• Score: 84/100
• State rank: #35
• US rank: #812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,304

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 9% Hispanic / Latino 8% Asian 7%
• Hispanic origin (detail): Mexican 2% Salvadoran 2%
• Common ancestry: Lithuanian 6% Slovak 4% Italian 3%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -120.95%
• Current HPI: 257.6546
• Rent YoY: —
• Metro: —
• 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

-3.7% since first listed

22 events — show timeline

• 2026-05-06 Price Changed $105,900 RMLS
• 2026-04-28 Price Changed $114,900 RMLS
• 2026-04-23 Price Changed $120,000 RMLS
• 2026-04-17 Price Changed $122,495 RMLS
• 2026-04-05 Price Changed $124,900 RMLS
• 2026-03-28 Price Changed $129,900 RMLS
• 2026-03-21 Price Changed $140,000 RMLS
• 2026-03-13 Listed $150,000 RMLS
• 2019-07-02 Sold (MLS) $32,500 RMLS
• 2019-05-13 Pending — RMLS
• 2018-11-30 Relisted — RMLS
• 2018-11-30 Price Changed $65,000 RMLS
• 2018-11-30 Delisted — RMLS
• 2018-08-16 Price Changed $79,000 RMLS
• 2018-07-10 Price Changed $85,000 RMLS
• 2018-05-30 Relisted — RMLS
• 2018-05-30 Price Changed $95,000 RMLS
• 2018-05-30 Delisted — RMLS
• 2017-11-22 Pending — RMLS
• 2017-08-09 Price Changed $100,000 RMLS
• 2017-06-02 Listed $110,000 RMLS
• 2017-05-29 Relisted — RMLS