5869 NE Prescott St #7 · Portland, OR 97218

$199,900

2 bd · 2.0 ba · 855 sqft · Condo · 41 Days on market

Built 2024 Excellent condition $40/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Hello, I’m your tucked away retreat in a thoughtfully designed community with low HOA dues, offering a quiet setting just off the main street while keeping you close to everything. I make a strong first impression with my bright, open living space centered around a cozy fireplace, ready for relaxed evenings or hosting friends. My kitchen is designed to keep up with your lifestyle, featuring stainless steel appliances, extensive cabinetry, and solid surface countertops that create a clean, functional space for cooking and gathering. Head upstairs and you’ll find two spacious bedrooms with tall ceilings and great natural light, giving me an airy, comfortable feel throughout. My fu

Key facts

• Private fenced yard
• Cozy fireplace
• $40 HOA

Tags

• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• SOLID SURFACE COUNTERTOPS
• PRIVATE FENCED YARD
• EASY ACCESS TO FERNHILL PARK
• ONE YEAR BUILDER WARRANTY

Property features AI

Finance

• Other: Unit location described as townhouse floor plan; View: Trees/Woods
• Financial info: Unit is listed as residential condominium; rent amount field shows $1,775 (if applicable)
• HOA & community: Homeowners association with a $40 monthly fee; Condo has no assigned or deeded storage; No elevator, no deck availability; Policies (smoking, rent, pets, move-in/out fees, rent caps, capital improvement contributions) referenced as 'see remarks'

Exterior

• Parking: On-street parking; No garage; condominium garage type listed as none; Condo parking is not deeded or assigned
• Utilities: Electric fuel; Public water; Public sewer
• Home design: Residential condominium (townhouse-style); Attached: No; New construction (2024); 2 stories; Condo unit in a 12-unit complex; Conversion: Yes
• Construction: Composition roof; Cement and lap siding; Built in 2024; Concrete perimeter, slab and stem wall foundation
• Exterior features: Fenced yard; Patio; Yard; Level lot; Paved road access; Trees/woods view

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Microwave; Pantry; Solid surface countertops; Stainless steel appliances; Tile
• Bedrooms: Primary bedroom (upper level) with high ceilings and wall-to-wall carpet; Second bedroom (upper level) with high ceilings and wall-to-wall carpet
• Flooring: Wall-to-wall carpet; Tile (in kitchen or other areas)
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Mini-split heating; Heat pump and mini-split cooling
• Interior features: High ceilings; Wall-to-wall carpet; Double-pane windows with vinyl frames; Natural lighting (accessibility feature); Electric fireplace
• Laundry & utility: Upper-level laundry room; Electric tank water heater

🏗️ New construction. The $199,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,680.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (13.2% below list).
• Recommended offer: $174k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.2% in Portland — 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 77/100 on livability (#72 in OR, #3,256 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living F.
• 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: Rigler Elementary School (223 students, 65% FRL); Beaumont Middle School (446 students, 65% FRL); Leodis V. Mcdaniel High School (1,440 students, 65% FRL) — zoned schools average 65% FRL vs 37% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 41 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,574 (13.2% 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 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.39%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

• ARV (median comp): $256,680
• List price: $199,900
• Delta: -22.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -30.0%
• Equity multiple: 0.01×
• Total profit: $-71,016
• Equity at exit: $38,272

10-year hold

• IRR: -35.0%
• Equity multiple: -0.43×
• Total profit: $-103,120
• Equity at exit: $22,193

Cash invested: $71,870 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City Portland: 0 Strongly Tenant-Friendly · D+39

Mandatory relocation for no-cause evictions; rent increase notice 90 days.

Methodology + full state rankings →

ZIP-level market 97218

• Rents YoY: 2.3%
• Active inventory: 63
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$1,346
• Tax est. 1.5%: −$321 /mo · $3,850/yr
• Insurance: −$107
• HOA: −$40
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-443

Break-even live

Break-even rent $2,296

Max offer price $192,632

Occupancy floor —

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: $64,170
• Closing costs: $7,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5877 NE Prescott St Portland, OR	2.0	1.5	879	$1,595	$1.81	44d	1	0.01mi
5710 NE Prescott St Unit 30 Portland, OR	3.0	2.0	1053	$1,899	$1.80	24d	1	0.11mi
4210 NE Cully Blvd Portland, OR	2.0	1.5	1000	$1,695	$1.70	44d	1	0.19mi
4503 NE 52nd Ave Unit 4503 Portland, OR	2.0	1.0	702	$1,795	$2.56	44d	1	0.38mi
5317 NE Emerson St Unit B Portland, OR	1.0	1.0	650	$1,485	$2.28	4d	1	0.48mi
5404 NE 54th Ave Portland, OR	1.0	1.0	800	$1,175	$1.47	44d	1	0.50mi
5404 NE 54th Ave Unit B Portland, OR	1.0	1.0	800	$1,150	$1.44	44d	1	0.50mi
6024 NE Milton St #6020 Portland, OR	2.0	1.0	800	$1,795	$2.24	15d	1	0.51mi
4841 NE Prescott St Unit 4841 Portland, OR	2.0	1.0	1010	$1,795	$1.78	24d	1	0.52mi
4841 NE Prescott St Unit 4847 Portland, OR	2.0	1.0	1010	$1,795	$1.78	2d	1	0.52mi
6214 NE Milton St Portland, OR	3.0	1.0	1025	$2,695	$2.63	24d	1	0.52mi
6315 NE Fremont St Portland, OR	2.0	1.0	716	$1,795	$2.51	3d	1	0.56mi
5050 NE Killingsworth St Portland, OR	1.0	1.0	690	$1,499	$2.17	20d	1	0.59mi
5109 NE Killingsworth St Portland, OR	2.0	1.0	775	$1,375	$1.77	24d	2	0.65mi
4642 NE Emerson St Portland, OR	2.0	1.0	875	$2,395	$2.74	22d	1	0.73mi
4609 NE Killingsworth St Portland, OR	1.0	1.0	800	$1,250	$1.56	15d	1	0.80mi
4609 NE Killingsworth St Unit 4609 17 Portland, OR	1.0	1.0	800	$1,250	$1.56	15d	1	0.83mi
4434 NE Killingsworth St Unit 4442-C Portland, OR	2.0	1.5	900	$1,695	$1.88	44d	1	0.85mi
4429 NE Fremont St Portland, OR	1.0	1.0	660	$1,499	$2.27	8d	1	0.92mi
5101 NE 42nd Ave Unit 5103 Portland, OR	2.0	1.0	867	$1,650	$1.90	8d	1	0.94mi
4201 NE Sumner St Portland, OR	2.0	1.0	872	$1,305	$1.50	22d	1	0.94mi
4201 NE Sumner St Portland, OR	2.0	1.0	870	$1,305	$1.50	24d	1	0.94mi
4201 NE Sumner St Portland, OR	2.0	1.0	830	$1,305	$1.57	2d	1	0.94mi
4201 NE Sumner St Portland, OR	1.0	1.0	706	$1,050	$1.49	44d	1	0.94mi
4430 NE 78th Ave Unit b Portland, OR	2.0	1.0	960	$1,450	$1.51	44d	1	0.95mi
5560 NE 42nd Ave Portland, OR	2.0	1.0	637	$1,505	$2.36	24d	1	0.96mi
5560 NE 42nd Ave Portland, OR	2.0	1.0	637	$1,505	$2.36	16d	1	0.96mi
3929 NE 78th Ave Unit 11 Portland, OR	2.0	1.0	754	$1,625	$2.16	24d	1	0.97mi
4832 NE Lombard St Unit 4920 Portland, OR	2.0	1.5	850	$1,695	$1.99	44d	1	1.01mi
4103 NE Killingsworth St Portland, OR	2.0	1.0	825	$1,795	$2.18	8d	1	1.05mi
5585 NE Sandycrest Ter Unit 5585-4 Portland, OR	1.0	1.0	700	$1,595	$2.28	8d	1	1.06mi
5665 NE Sandycrest Ter Unit 5665-1 Portland, OR	1.0	1.0	550	$1,499	$2.73	24d	1	1.06mi
4112 NE 80th Ave Portland, OR	2.0	1.0	1024	$3,200	$3.12	2d	1	1.08mi
5475 NE Sandycrest Ter Unit 5475-4 Portland, OR	1.0	1.0	650	$1,560	$2.40	44d	1	1.08mi
5400 NE Sandycrest Ter Portland, OR	1.0	1.0	600	$1,532	$2.55	44d	3	1.11mi
2385 NE 56th Ave Unit B Portland, OR	2.0	1.0	950	$1,800	$1.89	18d	1	1.13mi
2385 NE 56th Ave Unit D Portland, OR	2.0	1.0	950	$1,800	$1.89	8d	1	1.13mi
4512 NE Lombard St Unit 4512 Portland, OR	2.0	1.0	784	$1,375	$1.75	11d	1	1.15mi
8133 NE Beech St Portland, OR	1.0	1.0	625	$1,250	$2.00	15d	1	1.20mi
2351 NE 51st Ave Portland, OR	1.0	1.0	539	$1,445	$2.68	3d	3	1.23mi

HOA detail condo

• Monthly dues: $40 · $480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-13
   statusdays on market $199,900 Pending 41 DOM
2. 2026-06-09
   days on market $199,900 Active 39 DOM
3. 2026-06-08
   days on market $199,900 Active 38 DOM
4. 2026-06-07
   days on market $199,900 Active 37 DOM
5. 2026-06-03
   days on market $199,900 Active 33 DOM
6. 2026-06-02
   days on market $199,900 Active 32 DOM
7. 2026-06-01
   days on market $199,900 Active 31 DOM
8. 2026-05-31
   days on market $199,900 Active 30 DOM
9. 2026-05-18
   price $199,900 1694-char remark
10. 2026-05-12
    price $209,900 1694-char remark
11. 2026-05-05
    price $219,900 1694-char remark
12. 2026-05-01
    listed $199,900 Active 1694-char remark

ⓘ 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: $20,829
• − Mortgage interest: −$14,378
• − Property taxes: −$3,850
• − Insurance: −$1,283
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$480
• − Depreciation: −$7,467
• Taxable loss: −$9,962
• Est. tax savings @ 24.0%: +$2,391
• After-tax cash flow: $-2,920/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 · 13 photos

Excellent 95/100 None rehab

This property is in excellent condition with a fresh paint job and well-maintained landscaping. It's move-in ready and would benefit from minor exterior enhancements to further increase its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add a small garden bed near the front door — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a small garden bed near the front door — Enhances curb appeal and value ↑

ⓘ 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 — Portland

• Score: 77/100
• State rank: #72
• US rank: #3256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portland, OR
• County: Multnomah County · 786,692 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 15,428
• Household income: $88,924
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 447.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 19% Two or more races 16% Black 11% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Vietnamese 3% Other Asian/Pacific 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: ▼ -371.12%
• Current HPI: 343.2536
• Rent YoY: ▲ 2.26%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-11 Pending — RMLS
• 2026-05-18 Price Changed $199,900 RMLS
• 2026-05-12 Price Changed $209,900 RMLS
• 2026-05-05 Price Changed $219,900 RMLS
• 2026-05-01 Listed $199,900 RMLS