21100 NE Sandy Blvd #6 · Fairview, OR 97024

$79,000

3 bd · 2.0 ba · 1,238 sqft · Manufactured public records · 41 Days on market

Built 1991 $64/sqft · 10% below area Est $89k · 11% under

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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 +12.5/15.0
• 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

STORAGE UNIT AND DECK AT BACK OF HOME.

Key facts

• Large primary suite
• Oversized windows
• Garage

Tags

• REFRESHED ONE-LEVEL HOME
• NEW INTERIOR FLOORING
• NEW QUARTZ COUNTER TOPS
• OVERSIZED WINDOWS
• LARGE PRIMARY SUITE
• HIGH VAULTED CEILINGS

Property features AI

Finance

• Financial info: Land lease property (manufactured home in park)
• HOA & community: Land lease (monthly lot rent: $1,300)

Exterior

• Parking: Covered carport (1 space)
• Utilities: Public water; Public sewer; Electric hot water; Electric fuel
• Home design: Manufactured home in park (residential); One-level; Entry/main living on main level; Built in 1991; No notable view
• Construction: Composition roof; Wood siding construction; Year built 1991
• Exterior features: Covered deck; Fenced yard; Tool shed; Wood siding; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Eat bar
• Bedrooms: Primary bedroom on main with double closet, double sinks and ensuite; Second bedroom on main with closet and wall-to-wall carpet; Third bedroom on main with closet and wall-to-wall carpet
• Flooring: Laminate flooring (kitchen and utility); Wall-to-wall carpet in living areas and bedrooms
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; No central cooling
• Interior features: High ceilings; Vaulted ceilings; Natural lighting; Laundry area; Built-in features; Minimal steps; One-level living; Accessibility features (garage on main, ground level, main floor bedroom with bath, utility room on main)
• Laundry & utility: Utility room on main with washer/dryer hookups; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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; 33 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 32% 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 $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $79k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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: 2.34% ✓
• Cap rate: 20.67%
• Cash-on-cash: 51.36%
• DSCR: 3.29
• GRM: 3.6

CMA / ARV

• ARV (median comp): $88,837
• List price: $79,000
• Delta: -11.07%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21100 NE Sandy Blvd #39	0.13mi	2/2.0 (-1)	1,224 (-1%)	2mo	$75,000	$61	85
21100 NE Sandy Blvd #2	0.04mi	2/2.0 (-1)	1,236 (-0%)	10mo	$49,000	$40	85
21100 NE Sandy Blvd	0.09mi	2/2.0 (-1)	1,248 (+1%)	11mo	$90,000	$72	81
21100 NE Sandy Blvd #72	0.07mi	3/2.0	1,104 (-11%)	8mo	$109,000	$99	72
21100 NE Sandy Blvd #76	0.12mi	2/2.0 (-1)	1,120 (-10%)	5mo	$67,900	$61	69
21100 NE Sandy Blvd #127	0.15mi	2/2.0 (-1)	1,344 (+9%)	13mo	$84,500	$63	63
20140 NE Sandy Blvd #103	0.37mi	3/2.0	1,100 (-11%)	3mo	$100,000	$91	62
2500 NE 201st Ave #26	0.46mi	3/2.0	1,404 (+13%)	2mo	$67,000	$48	55
3201 NE 223rd Ave #7	0.57mi	3/2.0	1,344 (+9%)	9mo	$117,320	$87	52
3201 NE 223rd Ave #41	0.60mi	3/2.0	1,296 (+5%)	15mo	$153,000	$118	52
3201 NE 223rd Ave	0.59mi	3/2.0	1,296 (+5%)	16mo	$125,000	$96	51
2632 NE 201st Ave #30	0.45mi	3/2.0	1,404 (+13%)	12mo	$120,000	$85	46

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: 45.9%
• Equity multiple: 2.90×
• Total profit: $42,093
• Equity at exit: $11,779

10-year hold

• IRR: 50.4%
• Equity multiple: 5.22×
• Total profit: $93,407
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$414
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $947

Break-even live

Break-even rent $649

Max offer price $79,000

Occupancy floor 44%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2667 NE 205th Ave Fairview, OR	3.0	2.0	1115	$1,950	$1.75	24d	1	0.30mi
20454 NE Sandy Blvd Apt B26 Fairview, OR	2.0	2.0	950	$1,722	$1.81	20d	7	0.31mi
20454 NE Sandy Blvd Fairview, OR	2.0	2.0	950	$1,450	$1.53	3d	4	0.31mi
22199 NE Sandy Blvd Fairview, OR	2.0	1.0–2.0	707	$2,200	$3.11	3d	27	0.49mi
609 Lincoln St Unit 609 Fairview, OR	3.0	2.5	1100	$2,250	$2.05	43d	1	0.58mi
20347 NE Halsey St Fairview, OR	2.0	2.0	985	$1,614	$1.64	3d	2	0.65mi
1650 NE Market Dr Fairview, OR	1.0–2.0	1.0	741	$1,895	$2.56	1d	3	0.67mi
320 Lincoln St Fairview, OR	2.0	1.0	950	$1,395	$1.47	43d	1	0.68mi
230 Lincoln St Fairview, OR	2.0	1.5	864	$1,595	$1.85	17d	1	0.70mi
230 Lincoln St Apt 116 Fairview, OR	2.0	1.5	864	$1,595	$1.85	22d	1	0.71mi
22100 NE Halsey St Fairview, OR	1.0–3.0	1.0–2.0	1003	$2,395	$2.39	3d	10	0.72mi
22025 NE Halsey St Fairview, OR	1.0–2.0	1.0–2.0	841	$1,795	$2.13	10d	1	0.74mi
1497 NE Market Dr Fairview, OR	2.0	2.0	1136	$1,750	$1.54	43d	1	0.76mi
1559 NE 201st Ave Unit 104 Fairview, OR	2.0	1.0	860	$1,475	$1.72	24d	1	0.76mi
1559 NE 201st Ave Fairview, OR	2.0	1.0	860	$1,475	$1.72	43d	1	0.76mi
21933 NE Chinook Way Fairview, OR	1.0–3.0	1.0–2.5	874	$2,315	$2.65	1d	8	0.76mi
19927 NE Halsey St Unit 103 Portland, OR	3.0	2.5	1225	$1,895	$1.55	43d	1	0.79mi
19849 NE Halsey St Unit 123 Portland, OR	2.0	1.0	768	$1,295	$1.69	43d	1	0.82mi
19849 NE Halsey St Unit 110 Portland, OR	3.0	2.0	895	$1,870	$2.09	17d	1	0.83mi
19849 NE Halsey St Unit 115 Portland, OR	2.0	1.0	768	$1,360	$1.77	24d	1	0.83mi
22032 NE Chinook Way Unit B Fairview, OR	2.0	2.5	1150	$2,045	$1.78	7d	1	0.84mi
22032 NE Chinook Way Apt A Fairview, OR	2.0	2.5	1150	$1,995	$1.73	43d	1	0.84mi
22620 NE Hancock St Fairview, OR	2.0	2.0	1196	$1,995	$1.67	22d	1	0.85mi
19511 NE Halsey St Portland, OR	2.0	1.0	917	$1,395	$1.52	3d	1	0.95mi
22701 NE Halsey St Unit FO222 Fairview, OR	2.0	2.0	965	$1,511	$1.57	43d	1	0.95mi
22701 NE Halsey St Unit FO221 Fairview, OR	2.0	2.0	820	$1,458	$1.78	43d	1	0.95mi
22701 NE Halsey St Unit FO182 Fairview, OR	2.0	1.0	820	$1,458	$1.78	43d	1	0.95mi
22701 NE Halsey St Unit FO1101 Fairview, OR	2.0	2.0	965	$1,511	$1.57	24d	1	0.95mi
22920 NE Halsey St Wood Village, OR	2.0	1.0	784	$1,500	$1.91	24d	1	1.04mi
20220 NE Glisan St Portland, OR	1.0–2.0	1.0	767	$1,595	$2.08	3d	2	1.15mi
23901 NE Halsey St Wood Village, OR	2.0–3.0	1.0–2.0	1012	$1,495	$1.48	14d	4	1.44mi
1348 NE 186th Ave Portland, OR	2.0	1.0	853	$1,395	$1.64	12d	1	1.44mi
1303 NE 238th Dr Unit 1303 Wood Village, OR	2.0	1.0	833	$1,645	$1.97	24d	1	1.45mi

Listing history 17 events

1. 2026-06-19
   remarks 674-char remark
2. 2026-06-18
   days on market $79,000 Active 41 DOM
3. 2026-06-17
   days on market $79,000 Active 40 DOM
4. 2026-06-16
   days on market $79,000 Active 39 DOM
5. 2026-06-15
   days on market $79,000 Active 38 DOM
6. 2026-06-13
   days on market $79,000 Active 36 DOM
7. 2026-06-13
   days on market $79,000 Active 35 DOM
8. 2026-06-09
   days on market $79,000 Active 32 DOM
9. 2026-06-08
   days on market $79,000 Active 31 DOM
10. 2026-06-07
    days on market $79,000 Active 30 DOM
11. 2026-06-03
    days on market $79,000 Active 26 DOM
12. 2026-06-02
    pricedays on market $79,000 Active 25 DOM
13. 2026-06-01
    days on market $89,000 Active 24 DOM
14. 2026-05-31
    days on market $89,000 Active 23 DOM
15. 2026-05-08
    listed $95,000 Active 659-char remark
16. 1998-04-13
    soldstatus $40,000 38-char remark

    Show marketing remark (38 chars)

    STORAGE UNIT AND DECK AT BACK OF HOME.

17. 1997-10-24
    listed $44,900 38-char remark

    Show marketing remark (38 chars)

    STORAGE UNIT AND DECK AT BACK OF HOME.

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 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: $22,172
• − Mortgage interest: −$4,425
• − Property taxes: −$788
• − Insurance: −$395
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$2,298
• Taxable income: $10,718
• Est. tax owed @ 24.0%: −$2,572
• After-tax cash flow: $8,789/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

+75.9% since first listed

5 events — show timeline

• 2026-06-02 Price Changed $79,000 RMLS
• 2026-05-27 Price Changed $89,000 RMLS
• 2026-05-08 Listed $95,000 RMLS
• 1998-04-13 Sold (MLS) $40,000 RMLS
• 1997-10-24 Listed $44,900 RMLS

Property tax history

+2.3%/yr

Latest (2022): $788 · +3.6% YoY. Source: county tax records.