21100 NE Sandy Blvd #62 · Fairview, OR 97024

$82,000

2 bd · 2.0 ba · 1,584 sqft · Manufactured public records · 121 Days on market

Built 1976 $52/sqft · 8% below area Est $89k · 8% under

---

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 +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move in ready one level, 2 bedroom home could be converted to a 3 bedroom as it was in the past. This is one of the few spaces in the neighborhood that offers 2 covered parking spaces in carports. Ramp entrance on one side. Tucked away from the bustle of it all in Fairview, minutes from the I-84 and a block away from bus service. Nearly 1600 square foot home with a true ensuite primary bedroom. 2 living rooms and a stellar new pressure treated back deck for your summertime leisure. Well thought out updates throughout the home include some interior and exterior paint, new main area and bedroom flooring, new furnace and A/C. New LED lights and built in oven in the kitchen. Washer and dryer included. Roomy storage shed. 55+ community offers a seasonal pool and recreation hall and spaces.

Key facts

• New bedroom flooring
• Ramp entrance
• Community pool

Tags

• COVERED PARKING SPACES
• RAMP ENTRANCE
• ENSUITE PRIMARY BEDROOM
• NEW PRESSURE TREATED BACK DECK
• NEW MAIN AREA FLOORING
• NEW BEDROOM FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 2.7% in Fairview — 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 75/100 on livability (#85 in OR, #4,103 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A-; Watch: cost of living D, schools F, amenities F.
• Reynolds SD 7 (suburban): math 21% / reading 36% proficiency, ranked #162 of 183 in OR (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 53 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 36% of the median local income ($70k/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 $567 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 + 0.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.58% ✓
• Cap rate: 23.44%
• Cash-on-cash: 61.24%
• DSCR: 3.72
• GRM: 3.2

CMA / ARV

• ARV (median comp): $88,837
• List price: $82,000
• Delta: -7.70%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21100 NE Sandy Blvd #59	0.03mi	3/2.0 (+1)	1,584 (0%)	5mo	$89,900	$57	89
21100 NE Sandy Blvd #137	0.03mi	2/2.0	1,440 (-9%)	15mo	$43,000	$30	71
21100 NE Sandy Blvd #79	0.08mi	3/2.0 (+1)	1,432 (-10%)	10mo	$83,000	$58	66
2519 NE 205th Ave	0.42mi	3/2.0 (+1)	1,665 (+5%)	1mo	$37,000	$22	66
3150 NE 206th Pl	0.37mi	3/2.0 (+1)	1,533 (-3%)	9mo	$355,000	$232	65
20660 NE Sandview Dr	0.29mi	3/2.0 (+1)	1,568 (-1%)	24mo	$375,000	$239	60
20687 NE Crestview Dr	0.30mi	3/2.0 (+1)	1,620 (+2%)	21mo	$337,000	$208	60
2600 NE 205th Ave #20	0.34mi	3/2.0 (+1)	1,456 (-8%)	8mo	$164,518	$113	59
2500 NE 201st Ave #26	0.52mi	3/2.0 (+1)	1,404 (-11%)	2mo	$67,000	$48	50
2632 NE 201st Ave #30	0.52mi	3/2.0 (+1)	1,404 (-11%)	12mo	$120,000	$85	42
20695 NE Crestview Dr	0.28mi	3/2.0 (+1)	1,350 (-15%)	20mo	$335,000	$248	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 56.8%
• Equity multiple: 3.40×
• Total profit: $55,138
• Equity at exit: $12,226

10-year hold

• IRR: 60.6%
• Equity multiple: 6.23×
• Total profit: $120,129
• Equity at exit: $7,090

Cash invested: $22,960 (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 97024

• Home prices YoY: -20.3%
• Rents YoY: -1.0%
• Active inventory: 53
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$430
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,172

Break-even live

Break-even rent $631

Max offer price $82,000

Occupancy floor 40%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21123 NE Osburn Loop Unit 21123 Fairview, OR	3.0	2.5	1586	$2,595	$1.64	4d	1	0.24mi
2667 NE 205th Ave Fairview, OR	3.0	2.0	1115	$1,950	$1.75	24d	1	0.39mi
609 Lincoln St Unit 609 Fairview, OR	3.0	2.5	1100	$2,250	$2.05	44d	1	0.59mi
3794 NE Fairview Lake Way Fairview, OR	3.0	2.0	1611	$2,795	$1.73	22d	1	0.68mi
22100 NE Halsey St Fairview, OR	1.0–3.0	1.0–2.0	1003	$1,947	$1.94	3d	10	0.72mi
21933 NE Chinook Way Fairview, OR	1.0–3.0	1.0–2.5	874	$1,802	$2.06	2d	8	0.78mi
1497 NE Market Dr Fairview, OR	2.0	2.0	1136	$1,750	$1.54	44d	1	0.78mi
22620 NE Hancock St Fairview, OR	2.0	2.0	1196	$1,995	$1.67	22d	1	0.79mi
22032 NE Chinook Way Apt A Fairview, OR	2.0	2.5	1150	$1,995	$1.73	44d	1	0.84mi
22032 NE Chinook Way Unit B Fairview, OR	2.0	2.5	1150	$2,045	$1.78	8d	1	0.84mi
19927 NE Halsey St Unit 103 Portland, OR	3.0	2.5	1225	$1,895	$1.55	44d	1	0.91mi
23901 NE Halsey St Wood Village, OR	2.0–3.0	1.0–2.0	1012	$1,395	$1.38	14d	4	1.36mi
23801 NE Treehill Dr Wood Village, OR	3.0	2.0	1800	$2,200	$1.22	44d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $82,000 Active 121 DOM
2. 2026-06-17
   days on market $82,000 Active 120 DOM
3. 2026-06-16
   days on market $82,000 Active 119 DOM
4. 2026-06-15
   days on market $82,000 Active 118 DOM
5. 2026-06-13
   days on market $82,000 Active 116 DOM
6. 2026-06-13
   days on market $82,000 Active 115 DOM
7. 2026-06-09
   days on market $82,000 Active 112 DOM
8. 2026-06-08
   days on market $82,000 Active 111 DOM
9. 2026-06-07
   days on market $82,000 Active 110 DOM
10. 2026-06-03
    days on market $82,000 Active 106 DOM
11. 2026-06-02
    days on market $82,000 Active 105 DOM
12. 2026-06-01
    days on market $82,000 Active 104 DOM
13. 2026-05-31
    days on market $82,000 Active 103 DOM
14. 2026-05-02
    price $82,000 800-char remark

    Show marketing remark (800 chars)

    This move in ready one level, 2 bedroom home could be converted to a 3 bedroom as it was in the past. This is one of the few spaces in the neighborhood that offers 2 covered parking spaces in carports. Ramp entrance on one side. Tucked away from the bustle of it all in Fairview, minutes from the I-84 and a block away from bus service. Nearly 1600 square foot home with a true ensuite primary bedroom. 2 living rooms and a stellar new pressure treated back deck for your summertime leisure. Well thought out updates throughout the home include some interior and exterior paint, new main area and bedroom flooring, new furnace and A/C. New LED lights and built in oven in the kitchen. Washer and dryer included. Roomy storage shed. 55+ community offers a seasonal pool and recreation hall and spaces.

15. 2026-02-17
    listed $89,500 Active 800-char remark

    Show marketing remark (800 chars)

    This move in ready one level, 2 bedroom home could be converted to a 3 bedroom as it was in the past. This is one of the few spaces in the neighborhood that offers 2 covered parking spaces in carports. Ramp entrance on one side. Tucked away from the bustle of it all in Fairview, minutes from the I-84 and a block away from bus service. Nearly 1600 square foot home with a true ensuite primary bedroom. 2 living rooms and a stellar new pressure treated back deck for your summertime leisure. Well thought out updates throughout the home include some interior and exterior paint, new main area and bedroom flooring, new furnace and A/C. New LED lights and built in oven in the kitchen. Washer and dryer included. Roomy storage shed. 55+ community offers a seasonal pool and recreation hall and spaces.

16. 2021-07-02
    soldstatus $80,000 Sold 494-char remark

    Show marketing remark (494 chars)

    Fabulous updated 2bed/2bath manufactured home in the sought after Quail Hollow Community. Tucked away from the bustle of it all in Fairview this home offers nearly 1600 sq. ft., a true ensuite bedroom, two living-rooms and a stellar back deck for summertime leisure! Well thought updates throughout include recent exterior paint, new main area flooring and more! The home comes with AC and appliances. The 55+ community has a seasonal pool & recreational spaces. Don't miss out on this one!

17. 2021-06-24
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Fabulous updated 2bed/2bath manufactured home in the sought after Quail Hollow Community. Tucked away from the bustle of it all in Fairview this home offers nearly 1600 sq. ft., a true ensuite bedroom, two living-rooms and a stellar back deck for summertime leisure! Well thought updates throughout include recent exterior paint, new main area flooring and more! The home comes with AC and appliances. The 55+ community has a seasonal pool & recreational spaces. Don't miss out on this one!

18. 2021-06-11
    listed $80,000 Active 494-char remark

    Show marketing remark (494 chars)

    Fabulous updated 2bed/2bath manufactured home in the sought after Quail Hollow Community. Tucked away from the bustle of it all in Fairview this home offers nearly 1600 sq. ft., a true ensuite bedroom, two living-rooms and a stellar back deck for summertime leisure! Well thought updates throughout include recent exterior paint, new main area flooring and more! The home comes with AC and appliances. The 55+ community has a seasonal pool & recreational spaces. Don't miss out on this one!

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $795 · $66/mo
• Expected delta: +$386/yr (+$32/mo · 94.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,368
• − Mortgage interest: −$4,593
• − Property taxes: −$409
• − Insurance: −$410
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$2,385
• Taxable income: $13,511
• Est. tax owed @ 24.0%: −$3,243
• After-tax cash flow: $10,819/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: Reynolds SD 7
• NCES district ID: 4110520
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $45,502
• Composite: 27.4/100
• National rank: #12399
• State rank: #162 of 183 in OR

Livability — Fairview

• Score: 75/100
• State rank: #85
• US rank: #4103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, OR
• County: Multnomah County · 786,692 people
• City population: 12,007
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 12,007
• Household income: $69,679
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 552.0

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 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 27% Two or more races 15% Black 12% Pacific Islander 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Portuguese 3% Italian 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Guatemala, Vietnam
• Languages at home: 69% English-only · Spanish 23% Other Asian/Pacific 3% Russian/Polish/Slavic 1%

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: ▼ -72.88%
• Current HPI: 286.4915
• Rent YoY: ▼ -0.99%
• 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

+2.5% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $82,000 RMLS
• 2026-02-17 Listed $89,500 RMLS
• 2021-07-02 Sold (MLS) $80,000 RMLS
• 2021-06-24 Pending — RMLS
• 2021-06-11 Listed $80,000 RMLS

Property tax history

-2.0%/yr

Latest (2016): $409 · +15.5% YoY. Source: county tax records.