11425 NE Shaver St · Portland, OR 97220

$299,000

2 bd · 1.0 ba · 955 sqft · SingleFamily public records · 1 Days on market

Built 1945 7,405 sqft lot Est $380k · 21% under

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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 +15.0/15.0
• Cash flow +5.0/30.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Here's your dream fixer opportunity: a solid mid-century ranchalow with great bones, tons of charm, and a fantastic layout! Bring your creative vision and handy skills to restore this gem to its former glory. There is already a lot to love here: the generous kitchen is a cook's dream and connects directly to the dining area, the living room features a cozy fireplace, built-ins, and wood floors under the carpet, and both bathrooms have been recently remodeled. There are two comfortable bedrooms on the main floor, and you'll find a family room and an additional oversized bedroom with egress in the full-height basement. The large fenced yard offers plenty of space to garden or play, and the de

Key facts

• Generous kitchen
• Large fenced yard
• Full-height basement

Tags

• GENEROUS KITCHEN
• COZY FIREPLACE
• RECENTLY REMODELED BATHROOMS
• LARGE FENCED YARD
• DETACHED GARAGE
• FULL-HEIGHT BASEMENT

Property features AI

Finance

• Other: Lot approximately 0.17 acres (7,000–9,999 sq ft range)
• HOA & community: No land lease; Not a senior community; Zoned R7

Exterior

• Parking: Driveway parking; Detached 1-car garage
• Security: Security features: unknown
• Utilities: Public water; Public sewer; Cable and satellite internet available; Gas service; Green certified
• Home design: Single-family residence (resale); Residential property; Built in 1945; Concrete perimeter foundation
• Construction: Composition roof; Vinyl siding exterior; Concrete perimeter foundation; Year built 1945
• Exterior features: Fenced yard; Level lot with trees; Vinyl siding; Paved road access; Composition roof

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Granite counters; Microwave; Tile flooring; Eating area; Exterior entry and sliding doors from kitchen
• Bedrooms: Primary bedroom on main level with wall-to-wall carpet and closet; Second bedroom on main level with wood floors and closet; Third bedroom on lower level with closet
• Flooring: Wood floors; Tile floors; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: Forced air heating; Central air conditioning; Gas fuel
• Interior features: Finished full basement; Main floor bedroom with bath; Laundry area; Washer and dryer included; Natural lighting; Built-in features in living room and kitchen; Double-pane windows with vinyl frames; Walk-in shower; Fireplace (wood burning)
• Laundry & utility: Laundry area with washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-707 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (41.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (43.5% below list).
• Recommended offer: $169k (43.5% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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.
• Parkrose SD 3 (urban): math 27% / reading 46% proficiency, ranked #128 of 183 in OR (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Prescott Elementary School (266 students, 83% FRL); Parkrose Middle School (669 students, 71% FRL); Parkrose High School (998 students, 72% FRL).
• Market conditions: Rents flat; 130 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,895 (43.5% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.56% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.13%
• DSCR: 0.55
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $380,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4523 NE 109th Ave	0.41mi	3/1.0 (+1)	960 (+0%)	8mo	$370,000	$385	69
11014 NE Prescott St	0.32mi	3/1.0 (+1)	984 (+3%)	19mo	$349,000	$355	59
11144 NE Knott St	0.72mi	2/1.0	962 (+1%)	9mo	$380,000	$395	58
11230 NE Fargo St	0.47mi	2/1.0	909 (-5%)	19mo	$365,000	$402	54
12001 NE Morris St	0.61mi	3/2.0 (+1)	1,040 (+9%)	2mo	$438,000	$421	46
11942 NE Siskiyou St	0.58mi	3/2.0 (+1)	1,040 (+9%)	5mo	$275,000	$264	45
12105 NE Stanton St	0.68mi	3/2.0 (+1)	1,040 (+9%)	0mo	$465,000	$447	44
4725 NE 103rd Ave	0.71mi	2/1.0	860 (-10%)	11mo	$310,628	$361	41
10703 NE Fargo St	0.57mi	1/1.0 (-1)	872 (-9%)	15mo	$385,000	$442	41
2916 NE 122nd Ave	0.71mi	3/1.0 (+1)	1,008 (+6%)	15mo	$362,000	$359	40
10940 NE Knott St	0.74mi	3/1.0 (+1)	1,043 (+9%)	8mo	$429,900	$412	38
11543 NE Knott St	0.67mi	2/2.0	1,067 (+12%)	16mo	$425,000	$398	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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: -37.4%
• Equity multiple: -0.17×
• Total profit: $-97,861
• Equity at exit: $44,582

10-year hold

• IRR: -74.0%
• Equity multiple: -0.91×
• Total profit: $-160,235
• Equity at exit: $25,852

Cash invested: $83,720 (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 97220

• Rents YoY: 0.3%
• Active inventory: 130
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$349 /mo · $4,185/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-707

Break-even live

Break-even rent $2,584

Max offer price $174,094

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4419 NE 116th Ave Portland, OR	3.0	1.5	950	$2,595	$2.73	43d	1	0.21mi
11231 NE Fargo St Portland, OR	2.0	2.0	1044	$2,350	$2.25	43d	1	0.44mi
10746 NE Wygant St Portland, OR	2.0	1.0	600	$1,395	$2.33	11d	1	0.45mi
10746 NE Wygant St Apt 9 Portland, OR	2.0	1.0	600	$1,350	$2.25	43d	1	0.45mi
10740 NE Wygant St Unit 12 Portland, OR	3.0	1.0	950	$1,795	$1.89	23d	1	0.46mi
10730 NE Wygant St Portland, OR	3.0	1.0–1.5	960	$1,845	$1.92	16d	2	0.49mi
10730 NE Wygant St Unit 12 Portland, OR	3.0	1.0	950	$1,795	$1.89	23d	1	0.49mi
10535 NE Fremont St Unit 10513 Portland, OR	2.0	1.5	816	$1,350	$1.65	14d	1	0.51mi
10535 NE Fremont St Unit 10521 Portland, OR	2.0	1.0	650	$1,295	$1.99	23d	1	0.51mi
4783 NE 108th Ave Unit 4783 Portland, OR	2.0	1.5	902	$1,800	$2.00	4d	1	0.53mi
11446 NE Morris St Portland, OR	2.0	1.0	588	$1,595	$2.71	20d	1	0.62mi
10227 NE Prescott St Portland, OR	1.0	1.0	650	$1,150	$1.77	23d	1	0.65mi
10304 NE Wygant St Portland, OR	2.0	1.0	850	$1,295	$1.52	43d	1	0.65mi
4545 NE 125th Pl Portland, OR	1.0–2.0	1.0	835	$1,555	$1.86	1d	20	0.69mi
11130 NE Knott St Unit A Portland, OR	2.0	1.0	776	$2,095	$2.70	16d	1	0.72mi
12800 NE Sandy Blvd Portland, OR	1.0–2.0	1.0	769	$1,395	$1.81	4d	3	0.73mi
12901 NE Prescott Dr Unit 12901 B Portland, OR	1.0	1.0	595	$1,095	$1.84	7d	1	0.74mi
9943 NE Prescott St Unit 014 Portland, OR	2.0	2.0	1050	$1,650	$1.57	1d	1	0.77mi
9943 NE Prescott St Unit 13 Portland, OR	2.0	2.0	1050	$1,650	$1.57	43d	1	0.77mi
12244 NE Stanton St Unit B Portland, OR	2.0	1.5	756	$1,795	$2.37	43d	1	0.77mi
4837 NE 102nd Ave Unit 03 Portland, OR	2.0	1.0	698	$1,595	$2.29	23d	1	0.78mi
4439 NE 131st Pl Unit 283-B010 Portland, OR	2.0	1.0	821	$1,150	$1.40	43d	1	0.79mi
4320-4328 NE Maywood Pl Portland, OR	2.0	1.0	900	$1,550	$1.72	23d	1	0.99mi
13424 NE Sandy Blvd Portland, OR	2.0–3.0	1.0–2.0	1080	$1,765	$1.63	4d	13	1.06mi
1825 NE 108th Ave Portland, OR	1.0	1.0–2.0	573	$1,400	$2.44	7d	20	1.19mi
11177 NE Weidler St Portland, OR	2.0–3.0	1.0–2.0	854	$1,545	$1.81	43d	1	1.20mi
1820 NE 104th Ave Portland, OR	2.0	1.0	915	$1,585	$1.73	4d	5	1.20mi
1820 NE 104th Ave Portland, OR	3.0	2.0	1070	$1,980	$1.85	14d	1	1.20mi
11211 NE Weidler St Portland, OR	2.0	1.0	642	$1,495	$2.33	2d	4	1.21mi
1820 NE 104th Ave Apt 26 Portland, OR	2.0	1.0	915	$1,495	$1.63	14d	1	1.21mi
1820 NE 104th Ave Apt 22 Portland, OR	2.0	1.0	915	$1,475	$1.61	14d	1	1.21mi
11145 NE Weidler St Unit D06 Portland, OR	2.0	1.0	795	$1,545	$1.94	44d	1	1.21mi
11145 NE Weidler St Unit D08 Portland, OR	2.0	1.0	795	$1,565	$1.97	7d	1	1.21mi
11145 NE Weidler St Unit D06 Portland, OR	2.0	1.0	795	$1,495	$1.88	1d	1	1.21mi
13419 NE Sacramento St Unit B Portland, OR	1.0	1.0	675	$1,695	$2.51	7d	1	1.23mi
14138 NE Sandy Blvd Unit P-05 Portland, OR	1.0	1.0	650	$1,285	$1.98	19d	1	1.25mi
10615 NE Weidler St Portland, OR	1.0	1.0	700	$1,425	$2.04	12d	1	1.26mi
14128 NE Sandy Blvd Unit C-10 Portland, OR	3.0	1.0	950	$1,595	$1.68	43d	1	1.27mi
10531 NE Weidler St Portland, OR	2.0	1.0	1104	$1,495	$1.35	43d	1	1.29mi
14140 NE Sandy Blvd Unit Q-04 Portland, OR	1.0	1.0	650	$1,285	$1.98	12d	1	1.31mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $299,000 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: $4,185 · $349/mo
• Projected year-2 tax: $4,185 · $349/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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,267
• − Mortgage interest: −$16,749
• − Property taxes: −$4,185
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$8,698
• Taxable loss: −$14,102
• Est. tax savings @ 24.0%: +$3,385
• After-tax cash flow: $-5,100/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: Parkrose SD 3
• NCES district ID: 4109480
• Math proficiency: 27% ▲ 2.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $51,013
• Composite: 34.22/100
• National rank: #10256
• State rank: #128 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): 27,202
• Household income: $70,137
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1370.0

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 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 14% Two or more races 13% Asian 12% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 3% Slovak 2%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 77% English-only · Spanish 9% Vietnamese 7% 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: ▼ -466.79%
• Current HPI: 306.3761
• Rent YoY: ▲ 0.35%
• 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

1 event — show timeline

• 2026-06-18 Listed $299,000 RMLS

Property tax history

+3.5%/yr

Latest (2025): $4,185 · +4.2% YoY. Source: county tax records.