7227 SE Flavel St · Portland, OR 97206

$90,000

3 bd · 2.0 ba · 900 sqft · Land · 27 Days on market

Built 1992

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled manufactured home located in the desirable Rudiger’s Mobile Home Park in the Brentwood-Darlington neighborhood of Portland. This affordable and convenient home offers comfortable single-level living with an efficient floor plan, spacious living area, and plenty of natural light. Enjoy easy access to nearby parks, schools, shopping, restaurants, and public transportation, making daily commuting and errands a breeze. The community is centrally located with quick access to major Portland amenities while still offering a peaceful residential setting. A great opportunity for affordable homeownership in Southeast Portland!

Key facts

• Spacious living area
• Natural light
• Single-level living

Tags

• REMODELED MANUFACTURED HOME
• SINGLE-LEVEL LIVING
• SPACIOUS LIVING AREA
• NATURAL LIGHT
• EASY ACCESS TO PARKS
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Lot size range listed as 0K to 2,999 SqFt
• HOA & community: Located in Rudiger's mobile home park; Land lease of $860 per month (land lease expires May 31, 2026); Not a senior community

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (residential); Updated/remodeled; Main living area approximately 900; City view
• Construction: Built in 1992; Composition roof; Block foundation; Manufacturer: Skyline
• Exterior features: T-111 siding; Tool shed; Public road access; Level lot; Paved road

Interior

• Kitchen: Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom (Main level); 2nd bedroom (Main level); 3rd bedroom (Main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 total bathrooms (includes 1 full and 1 partial)
• Heating & cooling: Forced air heating; Window cooling units; Electric hot water
• Interior features: Vinyl flooring; Aluminum and vinyl window frames; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: Whitman Elementary School (153 students, 80% FRL); Lane Middle School (334 students, 67% FRL); Cleveland High School (1,547 students, 17% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.08% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.64%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.65×
• Total profit: $41,602
• Equity at exit: $13,419

10-year hold

• IRR: 45.2%
• Equity multiple: 5.52×
• Total profit: $113,872
• Equity at exit: $7,782

Cash invested: $25,200 (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: 315
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $853

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 49%

Sensitivity live

Price	-10% $916	-5% $885	+0% $853	+5% $822	+10% $791
Rent	-10% $706	-5% $780	+0% $853	+5% $927	+10% $1,001
Rate	-1.0pp $899	-0.5pp $876	base $853	+0.5pp $830	+1.0pp $806

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8104 SE 72nd Ave Portland, OR	2.0	1.0	1000	$2,195	$2.19	4d	1	0.31mi
7427 SE 66th Ave Portland, OR	2.0	1.0	934	$1,500	$1.61	18d	1	0.41mi
8300 SE Flavel St Unit 102 Portland, OR	2.0	1.0	1011	$1,650	$1.63	44d	1	0.44mi
8304 SE Flavel St Portland, OR	2.0	1.0	650	$1,695	$2.61	44d	1	0.45mi
7434 SE Duke St Unit B Portland, OR	2.0	1.0	750	$1,600	$2.13	44d	1	0.46mi
6702 SE 80th Ave #9 Portland, OR	2.0	1.0	824	$1,520	$1.84	21d	1	0.47mi
7026 SE Duke St Unit B Portland, OR	2.0	1.5	745	$2,100	$2.82	44d	1	0.50mi
7425 SE Henry St Portland, OR	2.0	1.0	750	$1,525	$2.03	25d	1	0.56mi
6721 SE 84th Ave Portland, OR	2.0	1.0	761	$2,299	$3.02	16d	1	0.57mi
6228 SE Knapp St Portland, OR	3.0	1.0	980	$2,495	$2.55	8d	1	0.59mi
7008 SE 86th Ave Portland, OR	3.0	1.0	1008	$2,345	$2.33	45d	1	0.63mi
8756 SE Henderson St Unit 147-8753 Portland, OR	2.0	1.5	1100	$2,095	$1.90	44d	1	0.69mi
8824 SE Flavel St Unit 8824-5 Portland, OR	2.0	1.0	720	$1,529	$2.12	25d	1	0.71mi
8824 SE Flavel St Unit 8824-4 Portland, OR	2.0	1.0	720	$1,569	$2.18	44d	1	0.71mi
7109 SE Martins St Portland, OR	3.0	1.0	980	$2,350	$2.40	44d	1	0.72mi
8950 SE 79th Pl Portland, OR	2.0	1.0	1000	$1,495	$1.50	23d	1	0.76mi
8950 SE 79th Pl Portland, OR	2.0	1.0	1000	$1,472	$1.47	25d	4	0.76mi
8942 SE 79th Pl Unit 8942 Portland, OR	2.0	1.0	1000	$1,395	$1.40	3d	1	0.76mi
7932 SE Woodstock Blvd Unit 7924 Portland, OR	2.0	1.0	915	$1,725	$1.89	25d	1	0.76mi
8860 SE Flavel St Unit 6 Portland, OR	2.0	1.0	806	$1,469	$1.82	25d	1	0.77mi
8860 SE Flavel St Unit 51 Portland, OR	2.0	1.0	806	$1,449	$1.80	44d	1	0.77mi
8860 SE Flavel St Unit 46 Portland, OR	2.0	1.0	806	$1,469	$1.82	44d	1	0.77mi
8860 SE Flavel St Unit 48 Portland, OR	2.0	1.0	806	$1,549	$1.92	44d	1	0.77mi
7057 SE 60th Ave Unit 7061 Portland, OR	2.0	2.5	978	$2,395	$2.45	5d	1	0.80mi
6546 SE 88th Ave Portland, OR	3.0	1.0	1000	$2,195	$2.19	5d	1	0.82mi
6080 SE 84th Ave Unit 301B Portland, OR	2.0	1.0	552	$1,475	$2.67	3d	1	0.84mi
5829 SE 80th Ct Portland, OR	2.0	1.0	780	$1,849	$2.37	25d	1	0.84mi
5911 SE 83rd Ave Unit 5911 Portland, OR	2.0	1.0	850	$1,495	$1.76	8d	1	0.86mi
9118 SE Flavel St Unit 30 Portland, OR	2.0	1.0	850	$1,395	$1.64	5d	1	0.86mi
9118 SE Flavel St Portland, OR	1.0–2.0	1.0	800	$1,395	$1.74	12d	3	0.86mi
9118 SE Flavel St Unit 28 Portland, OR	2.0	1.0	850	$1,395	$1.64	25d	1	0.86mi
7718 SE Harold St Unit 7718 Portland, OR	2.0	1.0	785	$1,575	$2.01	3d	1	0.97mi
8902-8916 SE Woodstock Blvd Unit 8904 Portland, OR	2.0	1.0	850	$1,550	$1.82	23d	1	1.03mi
8902-8916 SE Woodstock Blvd Unit 8910 Portland, OR	2.0	1.0	800	$1,375	$1.72	16d	1	1.03mi
5330 SE 72nd Ave Unit 10 Portland, OR	2.0	1.0	910	$1,395	$1.53	25d	1	1.04mi
7512 SE Steele St Portland, OR	2.0	1.0	794	$1,395	$1.76	8d	1	1.05mi
5537 SE 86th Ave Portland, OR	2.0	1.0	800	$1,595	$1.99	8d	1	1.09mi
7828 SE Aspen Summit Dr Portland, OR	1.0–3.0	1.0–2.0	1000	$2,899	$2.90	2d	19	1.12mi
7315 SE Mitchell Ct Portland, OR	2.0	1.0	750	$1,670	$2.23	44d	5	1.13mi
7315 SE Mitchell Ct Portland, OR	2.0	1.0	750	$1,645	$2.19	8d	3	1.13mi

Listing history 16 events

1. 2026-06-21
   days on market $90,000 Active 27 DOM
2. 2026-06-18
   days on market $90,000 Active 24 DOM
3. 2026-06-17
   days on market $90,000 Active 23 DOM
4. 2026-06-16
   days on market $90,000 Active 22 DOM
5. 2026-06-15
   days on market $90,000 Active 21 DOM
6. 2026-06-13
   days on market $90,000 Active 19 DOM
7. 2026-06-09
   days on market $90,000 Active 15 DOM
8. 2026-06-08
   days on market $90,000 Active 14 DOM
9. 2026-06-07
   days on market $90,000 Active 13 DOM
10. 2026-06-03
    days on market $90,000 Active 9 DOM
11. 2026-06-02
    days on market $90,000 Active 8 DOM
12. 2026-06-01
    days on market $90,000 Active 7 DOM
13. 2026-05-31
    days on market $90,000 Active 6 DOM
14. 2026-05-24
    listed $90,000 Active
15. 2003-03-06
    soldstatus $1,100,000
16. 2000-05-24
    soldstatus $19,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,411
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$2,618
• Taxable income: $9,366
• Est. tax owed @ 24.0%: −$2,248
• After-tax cash flow: $7,993/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

+361.5% since first listed

3 events — show timeline

• 2026-05-24 Listed $90,000 RMLS
• 2003-03-06 Sold (Public Records) $1,100,000 Public Records
• 2000-05-24 Sold (Public Records) $19,500 Public Records

Property tax history

+40.1%/yr

Latest (2025): $36,636 · +3.7% YoY. Source: county tax records.