672 SW Sunset Way · Troutdale, OR 97060

$149,900

4 bd · 2.0 ba · 1,848 sqft · Manufactured · 51 Days on market

Built 1993 Good condition $81/sqft · 20% above area Est $125k · 20% over ↓ 6% since listing

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Why this score? — see what drove the C+ 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
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Rent growth +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your dream starts here! With 4 spacious bedrooms, 2 beautifully remodeled bathrooms, and 1,848 sqft of modern living on a corner lot, this home is made for memories. Imagine cooking in your stunning new kitchen with brand-new appliances, relaxing in gorgeous bathrooms, and enjoying new flooring throughout. Nestled in a gated community, just minutes from schools, shopping, and I-84, everything you need is right at your doorstep. This is more than a house — it’s the place where your next chapter begins. Don’t wait… your dream home is here!

Key facts

• Gated community
• New kitchen
• Brand new appliances

Tags

• CORNER LOT
• GATED COMMUNITY
• NEW KITCHEN
• BRAND NEW APPLIANCES
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

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 ($3k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.2% in Troutdale — 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 86/100 on livability (#17 in OR, #367 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: schools C-, cost of living D-.
• 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 falling (-5.8%/yr); 71 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 39% of the median local income ($88k/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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.89% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.38%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $125,000
• List price: $149,900
• Delta: 19.92%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 SW Sunset Way	0.00mi	4/2.0	1,848 (0%)	1mo	$140,000	$76	99
809 SW Crestview Way	0.10mi	3/2.0 (-1)	1,680 (-9%)	5mo	$130,000	$77	71
773 SW Crestview Way	0.09mi	3/2.0 (-1)	1,736 (-6%)	18mo	$150,000	$86	65
613 SW Sunset Way #42	0.04mi	3/2.0 (-1)	1,680 (-9%)	19mo	$135,000	$80	62

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: 26.4%
• Equity multiple: 2.05×
• Total profit: $44,041
• Equity at exit: $22,351

10-year hold

• IRR: 32.1%
• Equity multiple: 3.50×
• Total profit: $105,057
• Equity at exit: $12,961

Cash invested: $41,972 (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 97060

• Rents YoY: -5.8%
• Active inventory: 71
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,203

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 53%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
639 SW 257th Dr Troutdale, OR	1.0–3.0	1.0–2.0	1093	$1,862	$1.70	1d	6	0.19mi
1118 SW Dottie Ct Troutdale, OR	4.0	2.5	2200	$3,300	$1.50	20d	1	0.43mi
1118 SW Dottie Ct Unit NA Troutdale, OR	4.0	2.5	2200	$3,300	$1.50	3d	1	0.43mi
1063 SW Dottie Ct Troutdale, OR	4.0	2.5	2300	$3,700	$1.61	43d	1	0.46mi
537 SW 19th Pl Troutdale, OR	4.0	2.0	1636	$2,999	$1.83	43d	1	0.49mi
1675 SW Cherry Park Rd Troutdale, OR	3.0–4.0	2.5–3.0	1466	$3,095	$2.11	1d	3	0.53mi
700 SW 27th Way Troutdale, OR	3.0	2.5	1909	$2,895	$1.52	43d	1	0.90mi
1442 SE Evans Loop Troutdale, OR	3.0	2.0	1700	$2,795	$1.64	43d	1	0.93mi
2855 SW Faith Ct Troutdale, OR	3.0	2.5	1467	$2,995	$2.04	43d	1	1.02mi
23801 NE Treehill Dr Wood Village, OR	3.0	2.0	1800	$2,200	$1.22	43d	1	1.19mi
3036 SE Lewis Ct Troutdale, OR	3.0	2.0	1706	$2,995	$1.76	1d	1	1.32mi

Listing history 4 events

1. 2026-04-30
   price $149,900 568-char remark

   Show marketing remark (568 chars)

   Your dream starts here! With 4 spacious bedrooms, 2 beautifully remodeled bathrooms, and 1,848 sqft of modern living on a corner lot, this home is made for memories. Imagine cooking in your stunning new kitchen with brand-new appliances, relaxing in gorgeous bathrooms, and enjoying new flooring throughout. Nestled in a gated community, just minutes from schools, shopping, and I-84, everything you need is right at your doorstep. This is more than a house — it’s the place where your next chapter begins. Don’t wait… your dream home is here!

2. 2026-04-17
   status Active 568-char remark

   Show marketing remark (568 chars)

   Your dream starts here! With 4 spacious bedrooms, 2 beautifully remodeled bathrooms, and 1,848 sqft of modern living on a corner lot, this home is made for memories. Imagine cooking in your stunning new kitchen with brand-new appliances, relaxing in gorgeous bathrooms, and enjoying new flooring throughout. Nestled in a gated community, just minutes from schools, shopping, and I-84, everything you need is right at your doorstep. This is more than a house — it’s the place where your next chapter begins. Don’t wait… your dream home is here!

3. 2026-04-11
   status Pending 568-char remark

   Show marketing remark (568 chars)

   Your dream starts here! With 4 spacious bedrooms, 2 beautifully remodeled bathrooms, and 1,848 sqft of modern living on a corner lot, this home is made for memories. Imagine cooking in your stunning new kitchen with brand-new appliances, relaxing in gorgeous bathrooms, and enjoying new flooring throughout. Nestled in a gated community, just minutes from schools, shopping, and I-84, everything you need is right at your doorstep. This is more than a house — it’s the place where your next chapter begins. Don’t wait… your dream home is here!

4. 2026-03-25
   listed $160,000 Active 568-char remark

   Show marketing remark (568 chars)

   Your dream starts here! With 4 spacious bedrooms, 2 beautifully remodeled bathrooms, and 1,848 sqft of modern living on a corner lot, this home is made for memories. Imagine cooking in your stunning new kitchen with brand-new appliances, relaxing in gorgeous bathrooms, and enjoying new flooring throughout. Nestled in a gated community, just minutes from schools, shopping, and I-84, everything you need is right at your doorstep. This is more than a house — it’s the place where your next chapter begins. Don’t wait… your dream home is here!

ⓘ 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 3/10 Moderate
• 🌡 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: $34,002
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$4,361
• Taxable income: $12,807
• Est. tax owed @ 24.0%: −$3,074
• After-tax cash flow: $11,357/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern manufactured home in a desirable location offers spacious living with updated kitchens and bathrooms. Potential buyers will appreciate the curb appeal and energy-efficient updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: 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 — Troutdale

• Score: 86/100
• State rank: #17
• US rank: #367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troutdale, OR
• County: Multnomah County · 786,692 people
• City population: 21,649
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 21,649
• Household income: $88,279
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 612.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 11% Asian 4% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 2% Slovak 2% Italian 2%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 16% Other Indo-European 2% Other Asian/Pacific 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: ▼ -230.60%
• Current HPI: 300.7577
• Rent YoY: ▼ -5.82%
• 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

-6.3% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $149,900 RMLS
• 2026-04-17 Relisted — RMLS
• 2026-04-11 Pending — RMLS
• 2026-03-25 Listed $160,000 RMLS