6712 SE Pardee St Unit A · Portland, OR 97206

$272,500

2 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 105 Days on market

Built 1907 1,306 sqft lot $158/sqft · 44% below area Est $490k · 44% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this unique Foster-Powell two-story home, tucked away on a private alley with minimal foot traffic for added privacy. The home offers 2 spacious primary bedrooms, an office, plus a versatile flex room that can serve as another bedroom, home office, guest space, creative studio, or additional living area. The full kitchen leads to the spacious utility room with ample storage. Several key improvements have already been completed, including a newer roof, exterior paint, flooring, and carpet upstairs. Out back, you’ll find a fenced area ideal for pets or a convenient dog run, adding functionality to the outdoor space. Located in a highly convenient Southeast Portland location with quick access to shops, restaurants, coffee spots, and major highways, this property presents a great opportunity for those ready to bring their vision and build equity. Come see it for yourself! [Home Energy Score = 1. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10101917]

Key facts

• Fenced area
• Dog run
• Private alley

Tags

• PRIVATE ALLEY
• SPACIOUS UTILITY ROOM
• FENCED AREA
• DOG RUN
• SOUTHEAST PORTLAND LOCATION
• QUICK ACCESS TO SHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (15.2% below list).
• Recommended offer: $231k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: Rents rising (+4.0%/yr); 309 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

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 105 days — a 9% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,944 (15.2% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $490,024
• List price: $272,500
• Delta: -44.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4703 SE 63rd Ave	0.22mi	3/2.0 (+1)	1,836 (+6%)	3mo	$557,500	$304	68
5342 SE 65th Ave	0.39mi	2/1.0	1,584 (-8%)	2mo	$313,000	$198	66
4305 SE 59th Ave	0.46mi	3/2.0 (+1)	1,810 (+5%)	1mo	$549,900	$304	61
5411 SE 70th Ave	0.41mi	3/1.0 (+1)	1,902 (+10%)	0mo	$429,000	$226	59
4119 SE 76th Ave	0.49mi	3/2.0 (+1)	1,644 (-5%)	3mo	$396,750	$241	57
3606 SE 62nd Ave	0.55mi	2/1.0	1,536 (-11%)	3mo	$530,000	$345	54
6035 SE Lafayette St	0.62mi	3/2.0 (+1)	1,820 (+5%)	3mo	$556,000	$305	51
5531 SE Gladstone St	0.64mi	2/1.0	1,509 (-13%)	1mo	$490,000	$325	49
4227 SE 54th Ave	0.69mi	2/1.0	1,927 (+12%)	3mo	$402,500	$209	46
3526 SE 71st Ave	0.57mi	3/3.0 (+1)	1,572 (-9%)	0mo	$505,000	$321	45
3127 SE 64th Ave	0.75mi	3/2.0 (+1)	1,889 (+9%)	1mo	$415,000	$220	40
6035 SE Knight St	0.72mi	3/2.0 (+1)	1,476 (-15%)	3mo	$535,000	$362	31

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-34,831
• Equity at exit: $40,631

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-12,063
• Equity at exit: $23,561

Cash invested: $76,300 (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 97206

• Rents YoY: 4.0%
• Active inventory: 309
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,429
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $113

Break-even live

Break-even rent $2,167

Max offer price $272,500

Occupancy floor 90%

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: $68,125
• Closing costs: $8,175
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5250 SE 73rd Ave Portland, OR	3.0	2.5	1408	$2,195	$1.56	43d	1	0.41mi
5254 SE 73rd Ave Portland, OR	3.0	2.5	1408	$2,195	$1.56	43d	1	0.42mi
5309 SE 72nd Pl Portland, OR	2.0	2.5	1400	$2,700	$1.93	14d	1	0.43mi
6032 SE Reedway St Portland, OR	3.0	2.5	1397	$2,695	$1.93	4d	1	0.62mi
3406 SE 64th Ave Portland, OR	3.0	1.0	2100	$2,795	$1.33	43d	1	0.66mi
4906 SE Holgate Blvd Portland, OR	3.0	2.5	1248	$2,595	$2.08	17d	1	0.87mi
8504 SE Raymond Ct Unit A Portland, OR	3.0	2.5	1550	$2,395	$1.55	14d	1	0.89mi
8417 SE Insley St Portland, OR	3.0	1.5	1300	$1,995	$1.53	43d	1	0.92mi
8316 SE Ramona St Portland, OR	3.0	2.5	1250	$1,995	$1.60	7d	1	0.99mi
7634 SE Taggart Ct Portland, OR	3.0	2.0	1341	$2,999	$2.24	1d	1	1.02mi
4622 SE 87th Ave Portland, OR	1.0	1.0	1464	$1,002	$0.68	20d	1	1.02mi
6102 SE 85th Ave Portland, OR	3.0	2.0	1400	$2,500	$1.79	23d	1	1.16mi
6126 SE 49th Ave Portland, OR	3.0	2.0	1228	$2,950	$2.40	23d	1	1.16mi
2334 SE 72nd Ave Portland, OR	2.0	1.0	1610	$2,500	$1.55	43d	1	1.19mi
2925 SE 50th Ave Unit 29 Portland, OR	2.0	1.0	1100	$1,400	$1.27	43d	1	1.20mi
5725 SE Division St Unit 5717 Portland, OR	3.0	1.0	1200	$2,000	$1.67	43d	1	1.26mi
8422 SE Clinton St Portland, OR	3.0	2.0	1350	$2,299	$1.70	43d	1	1.29mi
7414 SE Ogden St Portland, OR	3.0	1.0	1293	$5,300	$4.10	43d	1	1.30mi
7307 SE 76th Ave Unit A Portland, OR	3.0	1.0	1467	$2,299	$1.57	43d	1	1.35mi
4527 SE 40th Ave Portland, OR	3.0	3.5	2000	$3,695	$1.85	14d	1	1.37mi
9224 SE Ramona St Portland, OR	1.0	1.0–2.0	853	$2,000	$2.34	7d	1	1.38mi
3608 SE 40th Ave Portland, OR	1.0–3.0	1.0–1.5	754	$1,695	$2.25	7d	1	1.39mi
2546 SE 87th Ave Portland, OR	3.0	2.0	1700	$2,700	$1.59	13d	1	1.45mi
9641 SE Schiller St Portland, OR	3.0	2.0	1056	$2,250	$2.13	43d	1	1.45mi
2965 SE 92nd Ave Portland, OR	3.0	2.0	1300	$2,100	$1.62	23d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $272,500 Active 105 DOM
2. 2026-06-17
   days on market $272,500 Active 104 DOM
3. 2026-06-16
   days on market $272,500 Active 103 DOM
4. 2026-06-15
   days on market $272,500 Active 102 DOM
5. 2026-06-13
   days on market $272,500 Active 100 DOM
6. 2026-06-09
   days on market $272,500 Active 96 DOM
7. 2026-06-08
   days on market $272,500 Active 95 DOM
8. 2026-06-07
   days on market $272,500 Active 94 DOM
9. 2026-06-03
   days on market $272,500 Active 90 DOM
10. 2026-06-02
    days on market $272,500 Active 89 DOM
11. 2026-06-01
    days on market $272,500 Active 88 DOM
12. 2026-05-31
    days on market $272,500 Active 87 DOM
13. 2026-04-13
    price $275,000 1000-char remark

    Show marketing remark (1000 chars)

    Opportunity awaits in this unique Foster-Powell two-story home, tucked away on a private alley with minimal foot traffic for added privacy. The home offers 2 spacious primary bedrooms, an office, plus a versatile flex room that can serve as another bedroom, home office, guest space, creative studio, or additional living area. The full kitchen leads to the spacious utility room with ample storage. Several key improvements have already been completed, including a newer roof, exterior paint, flooring, and carpet upstairs. Out back, you’ll find a fenced area ideal for pets or a convenient dog run, adding functionality to the outdoor space. Located in a highly convenient Southeast Portland location with quick access to shops, restaurants, coffee spots, and major highways, this property presents a great opportunity for those ready to bring their vision and build equity. Come see it for yourself! [Home Energy Score = 1. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10101917]

14. 2026-03-26
    price $281,500 1000-char remark

    Show marketing remark (1000 chars)

    Opportunity awaits in this unique Foster-Powell two-story home, tucked away on a private alley with minimal foot traffic for added privacy. The home offers 2 spacious primary bedrooms, an office, plus a versatile flex room that can serve as another bedroom, home office, guest space, creative studio, or additional living area. The full kitchen leads to the spacious utility room with ample storage. Several key improvements have already been completed, including a newer roof, exterior paint, flooring, and carpet upstairs. Out back, you’ll find a fenced area ideal for pets or a convenient dog run, adding functionality to the outdoor space. Located in a highly convenient Southeast Portland location with quick access to shops, restaurants, coffee spots, and major highways, this property presents a great opportunity for those ready to bring their vision and build equity. Come see it for yourself! [Home Energy Score = 1. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10101917]

15. 2026-03-05
    listed $285,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Opportunity awaits in this unique Foster-Powell two-story home, tucked away on a private alley with minimal foot traffic for added privacy. The home offers 2 spacious primary bedrooms, an office, plus a versatile flex room that can serve as another bedroom, home office, guest space, creative studio, or additional living area. The full kitchen leads to the spacious utility room with ample storage. Several key improvements have already been completed, including a newer roof, exterior paint, flooring, and carpet upstairs. Out back, you’ll find a fenced area ideal for pets or a convenient dog run, adding functionality to the outdoor space. Located in a highly convenient Southeast Portland location with quick access to shops, restaurants, coffee spots, and major highways, this property presents a great opportunity for those ready to bring their vision and build equity. Come see it for yourself! [Home Energy Score = 1. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10101917]

16. 2021-07-30
    soldstatus $279,800 Sold 335-char remark

    Show marketing remark (335 chars)

    This Two Story Unique Property Located In Foster-Powell Neighborhood Close To Shopping, Restaurants And Public Transportation. New Roof, Fresh Exterior Painting, Remodeled Floor, Kitchen & Bathroom in 2018. Unit A is Accessed By Alley Only Off of SE 67th Between Foster and Pardee. Great Investment. Please Do Not Disturb Tenants.

17. 2021-07-30
    soldstatus $279,800

    Show marketing remark (335 chars)

    This Two Story Unique Property Located In Foster-Powell Neighborhood Close To Shopping, Restaurants And Public Transportation. New Roof, Fresh Exterior Painting, Remodeled Floor, Kitchen & Bathroom in 2018. Unit A is Accessed By Alley Only Off of SE 67th Between Foster and Pardee. Great Investment. Please Do Not Disturb Tenants.

18. 2021-05-24
    status Pending 335-char remark

    Show marketing remark (335 chars)

    This Two Story Unique Property Located In Foster-Powell Neighborhood Close To Shopping, Restaurants And Public Transportation. New Roof, Fresh Exterior Painting, Remodeled Floor, Kitchen & Bathroom in 2018. Unit A is Accessed By Alley Only Off of SE 67th Between Foster and Pardee. Great Investment. Please Do Not Disturb Tenants.

19. 2021-05-05
    price $279,800 335-char remark

    Show marketing remark (335 chars)

    This Two Story Unique Property Located In Foster-Powell Neighborhood Close To Shopping, Restaurants And Public Transportation. New Roof, Fresh Exterior Painting, Remodeled Floor, Kitchen & Bathroom in 2018. Unit A is Accessed By Alley Only Off of SE 67th Between Foster and Pardee. Great Investment. Please Do Not Disturb Tenants.

20. 2021-04-06
    listed $299,800 Active 335-char remark

    Show marketing remark (335 chars)

    This Two Story Unique Property Located In Foster-Powell Neighborhood Close To Shopping, Restaurants And Public Transportation. New Roof, Fresh Exterior Painting, Remodeled Floor, Kitchen & Bathroom in 2018. Unit A is Accessed By Alley Only Off of SE 67th Between Foster and Pardee. Great Investment. Please Do Not Disturb Tenants.

21. 2018-09-28
    soldstatus $145,000 Sold
22. 2018-09-28
    soldstatus $145,000
23. 2018-09-08
    status Pending
24. 2018-08-30
    status Active
25. 2018-08-18
    status Pending
26. 2018-08-15
    listed $149,000 Active
27. 2007-07-12
    soldstatus $75,000
28. 2007-06-29
    historical
29. 2007-06-20
    listed $69,900
30. 2005-03-03
    soldstatus $114,000
31. 2005-01-07
    soldstatus $52,000

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,643 · $220/mo
• Expected delta: +$611/yr (+$51/mo · 30.1%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,713
• − Mortgage interest: −$15,264
• − Property taxes: −$2,032
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$7,927
• Taxable loss: −$3,307
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $2,144/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: 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): 49,890
• Household income: $98,548
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1802.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Slovak 4% Portuguese 3%
• Foreign-born: 11% · Vietnam, Canada, China
• Languages at home: 85% English-only · Spanish 5% Vietnamese 3% Chinese 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: ▼ -702.90%
• Current HPI: 348.0411
• Rent YoY: ▲ 3.95%
• 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

+428.8% since first listed

19 events — show timeline

• 2026-04-13 Price Changed $275,000 RMLS
• 2026-03-26 Price Changed $281,500 RMLS
• 2026-03-05 Listed $285,000 RMLS
• 2021-07-30 Sold (Public Records) $279,800 Public Records
• 2021-07-30 Sold (MLS) $279,800 RMLS
• 2021-05-24 Pending — RMLS
• 2021-05-05 Price Changed $279,800 RMLS
• 2021-04-06 Listed $299,800 RMLS
• 2018-09-28 Sold (Public Records) $145,000 Public Records
• 2018-09-28 Sold (MLS) $145,000 RMLS
• 2018-09-08 Pending — RMLS
• 2018-08-30 Relisted — RMLS
• 2018-08-18 Pending — RMLS
• 2018-08-15 Listed $149,000 RMLS
• 2007-07-12 Sold (MLS) $75,000 RMLS
• 2007-06-29 Delisted — RMLS
• 2007-06-20 Listed $69,900 RMLS
• 2005-03-03 Sold (Public Records) $114,000 Public Records
• 2005-01-07 Sold (Public Records) $52,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,032 · +3.7% YoY. Source: county tax records.