21100 NE Sandy Blvd #83 · Fairview, OR 97024

$70,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 1 Days on market

Built 1978 Est $98k · 29% under ↓ 7% 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
• 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

Super Nice Home in the highly desirable Quail Hollow Mfg Home Community with a Large Clubhouse and In Ground Pool. Nice Living Room flows into a Dining Area with a Built-in Hutch. Family Room has a Pellet Stove, Ceiling Fan. The primary Bedroom has a Full Remodeled Bath with a Walk Shower and Ceiling Fan.

Key facts

• Clubhouse
• Covered carport
• Community amenities

Tags

• DOUBLE WIDE MANUFACTURED HOME
• COVERED FRONT DECK
• COVERED CARPORT
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Other: Residential property in a manufactured home park; Main level area approximately 1,140
• Financial info: Monthly lot rent applies
• HOA & community: Quail Hollow park with on-site management; Community amenities include commons, laundry, library, party room, and pool; Utilities handled: water, sewer, trash; Senior community

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric fuel
• Home design: Manufactured home in a park; Single-story (one level); Not attached to another unit; Built in 1978; Skirting foundation; Composition roof
• Construction: Vinyl siding construction; Skirting foundation; Composition roof; Year built: 1978
• Exterior features: Covered deck; Covered patio; Tool shed; Yard; Level lot; Paved road access; Vinyl siding

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Microwave; Dishwasher; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom on main level with attached bathroom and ceiling fan; Second bedroom on main level with closet and wall-to-wall carpet
• Flooring: Wall-to-wall carpet in living areas and bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: Two full bathrooms (both located on the main level)
• Heating & cooling: Heat pump for heating and cooling; Pellet stove supplemental heat
• Interior features: Ceiling fans; Laundry area on main level; Washer and dryer included; Vinyl flooring in kitchen and select areas; Wall-to-wall carpet in living areas and bedrooms; Pellet stove; Vinyl window frames; Accessible design with minimal steps and abundant natural light; One-level living; utility room on main
• Laundry & utility: Main-level laundry with washer and dryer; Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 22.2% 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, 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.
• Zoned schools: Fairview Elementary School (299 students, 98% FRL); Reynolds Middle School (837 students, 98% FRL); Reynolds High School (2,474 students, 67% FRL) — zoned schools average 88% FRL vs 66% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 53 active listings in the ZIP; 36 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.45% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.66%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $97,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21100 NE Sandy Blvd #76	0.06mi	2/2.0	1,120 (-3%)	5mo	$67,900	$61	88
21100 NE Sandy Blvd #39	0.06mi	2/2.0	1,224 (+6%)	2mo	$75,000	$61	85
21100 NE Sandy Blvd #72	0.08mi	3/2.0 (+1)	1,104 (-4%)	8mo	$109,000	$99	78
21100 NE Sandy Blvd	0.03mi	2/2.0	1,248 (+8%)	11mo	$90,000	$72	76
21100 NE Sandy Blvd #2	0.14mi	2/2.0	1,236 (+7%)	10mo	$49,000	$40	74
21100 NE Sandy Blvd #77	0.06mi	2/2.0	1,010 (-12%)	10mo	$86,200	$85	68
20140 NE Sandy Blvd #103	0.47mi	3/2.0 (+1)	1,100 (-4%)	3mo	$100,000	$91	63
21100 NE Sandy Blvd #111	0.06mi	2/2.0	1,284 (+12%)	20mo	$121,000	$94	62
3201 NE 223rd Ave #41	0.56mi	3/2.0 (+1)	1,296 (+12%)	15mo	$153,000	$118	35
3201 NE 223rd Ave	0.55mi	3/2.0 (+1)	1,296 (+12%)	16mo	$125,000	$96	35
2500 NE 201st Ave #47	0.50mi	2/1.0	1,001 (-13%)	21mo	$65,000	$65	33
2500 NE 201st Ave	0.54mi	2/1.0	1,001 (-13%)	21mo	$65,000	$65	32

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: 51.8%
• Equity multiple: 3.17×
• Total profit: $42,572
• Equity at exit: $10,437

10-year hold

• IRR: 55.9%
• Equity multiple: 5.77×
• Total profit: $93,528
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$367
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $926

Break-even live

Break-even rent $543

Max offer price $70,000

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2655 NE 205th Ave Fairview, OR	1.0	1.0	728	$1,460	$2.01	14d	1	0.40mi
2667 NE 205th Ave Fairview, OR	3.0	2.0	1115	$1,950	$1.75	24d	1	0.41mi
22199 NE Sandy Blvd Fairview, OR	2.0	1.0–2.0	707	$2,200	$3.11	3d	27	0.41mi
20454 NE Sandy Blvd Apt B26 Fairview, OR	2.0	2.0	950	$1,722	$1.81	20d	7	0.42mi
20454 NE Sandy Blvd Fairview, OR	2.0	2.0	950	$1,450	$1.53	3d	4	0.43mi
609 Lincoln St Unit 609 Fairview, OR	3.0	2.5	1100	$2,250	$2.05	44d	1	0.47mi
320 Lincoln St Fairview, OR	2.0	1.0	950	$1,395	$1.47	44d	1	0.56mi
21929 NE Halsey St Unit 201 Fairview, OR	1.0	1.0	700	$1,595	$2.28	44d	1	0.56mi
1650 NE Market Dr Fairview, OR	1.0–2.0	1.0	741	$1,895	$2.56	2d	3	0.57mi
230 Lincoln St Fairview, OR	2.0	1.5	864	$1,595	$1.85	18d	1	0.58mi
230 Lincoln St Apt 116 Fairview, OR	2.0	1.5	864	$1,595	$1.85	22d	1	0.59mi
22100 NE Halsey St Fairview, OR	1.0–3.0	1.0–2.0	1003	$1,947	$1.94	3d	10	0.61mi
22025 NE Halsey St Fairview, OR	1.0–2.0	1.0–2.0	841	$1,795	$2.13	11d	1	0.62mi
21933 NE Chinook Way Fairview, OR	1.0–3.0	1.0–2.5	874	$1,802	$2.06	2d	8	0.65mi
1497 NE Market Dr Fairview, OR	2.0	2.0	1136	$1,750	$1.54	44d	1	0.65mi
20347 NE Halsey St Fairview, OR	2.0	2.0	985	$1,614	$1.64	3d	2	0.67mi
21958 NE Chinook Way Apt C Fairview, OR	1.0	1.0	950	$1,250	$1.32	44d	1	0.70mi
22032 NE Chinook Way Unit B Fairview, OR	2.0	2.5	1150	$2,045	$1.78	8d	1	0.73mi
22032 NE Chinook Way Apt A Fairview, OR	2.0	2.5	1150	$1,995	$1.73	44d	1	0.73mi
22620 NE Hancock St Fairview, OR	2.0	2.0	1196	$1,995	$1.67	22d	1	0.73mi
1559 NE 201st Ave Unit 104 Fairview, OR	2.0	1.0	860	$1,475	$1.72	24d	1	0.79mi
1559 NE 201st Ave Fairview, OR	2.0	1.0	860	$1,475	$1.72	44d	1	0.79mi
19927 NE Halsey St Unit 103 Portland, OR	3.0	2.5	1225	$1,895	$1.55	44d	1	0.82mi
22701 NE Halsey St Unit FO182 Fairview, OR	2.0	1.0	820	$1,458	$1.78	44d	1	0.84mi
22701 NE Halsey St Unit FO221 Fairview, OR	2.0	2.0	820	$1,458	$1.78	44d	1	0.84mi
22701 NE Halsey St Unit FO222 Fairview, OR	2.0	2.0	965	$1,511	$1.57	44d	1	0.84mi
22701 NE Halsey St Unit FO1101 Fairview, OR	2.0	2.0	965	$1,511	$1.57	24d	1	0.84mi
19849 NE Halsey St Unit 123 Portland, OR	2.0	1.0	768	$1,295	$1.69	44d	1	0.86mi
19849 NE Halsey St Unit 110 Portland, OR	3.0	2.0	895	$1,870	$2.09	18d	1	0.86mi
19849 NE Halsey St Unit 115 Portland, OR	2.0	1.0	768	$1,360	$1.77	24d	1	0.87mi
22920 NE Halsey St Wood Village, OR	2.0	1.0	784	$1,500	$1.91	24d	1	0.92mi
19511 NE Halsey St Portland, OR	2.0	1.0	917	$1,395	$1.52	3d	1	1.00mi
20220 NE Glisan St Portland, OR	1.0–2.0	1.0	767	$1,595	$2.08	3d	2	1.13mi
1303 NE 238th Dr Unit 1303 Wood Village, OR	2.0	1.0	833	$1,645	$1.97	24d	1	1.33mi
23901 NE Halsey St Wood Village, OR	2.0–3.0	1.0–2.0	1012	$1,395	$1.38	14d	4	1.33mi
20121 SE Stark St Portland, OR	1.0–3.0	1.0–2.0	873	$1,714	$1.96	2d	5	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $70,000 Active 1 DOM

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$290/yr (+$24/mo · 74.6%)

ⓘ 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: $20,570
• − Mortgage interest: −$3,921
• − Property taxes: −$389
• − Insurance: −$350
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$2,036
• Taxable income: $10,582
• Est. tax owed @ 24.0%: −$2,540
• After-tax cash flow: $8,566/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

-6.7% since first listed

5 events — show timeline

• 2026-06-11 Listed $70,000 RMLS
• 2023-06-05 Sold (MLS) $70,378 RMLS
• 2023-04-26 Pending — RMLS
• 2023-04-12 Contingent — RMLS
• 2023-03-03 Listed $75,000 RMLS

Property tax history

-0.2%/yr

Latest (2016): $389 · +16.5% YoY. Source: county tax records.