13425 SE Foster Rd #40 · Portland, OR 97236

$275,460

4 bd · 2.0 ba · 1,361 sqft · Condo · 332 Days on market

Built 2023 Good condition $202/sqft · 24% below area Est $363k · 24% under $328/mo HOA · 14% of rent ↓ 8% since listing

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Why this score? — see what drove the D 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 +7.5/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully crafted, newly built townhome in the heart of SE Portland. Offering 4 spacious bedrooms and 2 baths across two well designed floors, this home maximizes natural light through thoughtfully placed windows, creating a bright and inviting atmosphere throughout. With energy-efficient features like a heat pump for both heating and cooling, this home is as eco-friendly as it is comfortable. Enjoy the convenience of brand-new, high-quality appliances including a washer/dryer, refrigerator, range, and dishwasher. Plus, the HOA fee covers water and garbage, making this an even more hassle-free living experience. Take advantage of large grants to make homeownership more affordable! This Proud Ground home offers lasting affordability with resale, owner-occupancy, and other guidelines to maintain value for future buyers. Apply to Proud Ground and receive an invitation before submitting an offer. Buyers must work with a Proud Ground preferred lender. Don’t miss this incredible opportunity!

Key facts

• Newly built townhome
• $328 HOA
• Built 2023

Tags

• NEWLY BUILT TOWNHOME
• ENERGY EFFICIENT FEATURES
• HIGH QUALITY APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.4% below list).
• Recommended offer: $225k (18.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.3% 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.
• David Douglas SD 40 (urban): math 34% / reading 49% proficiency, ranked #99 of 183 in OR (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gilbert Park Elementary School (462 students, 76% FRL); Alice Ott Middle School (582 students, 77% FRL); David Douglas High School (2,698 students, 73% FRL).
• Market conditions: Rents rising (+1.6%/yr); 261 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 38% of the median local income ($75k/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 $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 332 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,090 (18.3% 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 332 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 9.6

CMA / ARV

• ARV (median comp): $362,946
• List price: $275,460
• Delta: -24.10%
• 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
6442 SE 131st Ave	0.11mi	3/2.0 (-1)	1,398 (+3%)	1mo	$430,000	$308	84
6467 SE 135th Ave	0.11mi	3/1.0 (-1)	1,328 (-2%)	0mo	$445,000	$335	82
12661 SE Lydia Ct	0.42mi	4/3.0	1,523 (+12%)	1mo	$369,900	$243	56
14707 SE Bush St	1.41mi	3/2.0 (-1)	1,272 (-6%)	0mo	$441,600	$347	49
6038 SE 124th Ave	0.47mi	3/1.0 (-1)	1,548 (+14%)	1mo	$415,000	$268	46
5518 SE 139th Ave	0.44mi	3/1.0 (-1)	1,164 (-14%)	1mo	$425,000	$365	45
4363 SE 130th Ave	0.94mi	3/2.0 (-1)	1,234 (-9%)	1mo	$290,000	$235	44
11811 SE Cora St	1.24mi	4/2.0	1,680 (+23%)	1mo	$536,000	$319	40
11817 SE Boise St	1.27mi	3/2.0 (-1)	1,169 (-14%)	0mo	$385,000	$329	36
11815 SE Boise St	1.29mi	3/2.0 (-1)	1,166 (-14%)	0mo	$399,900	$343	36
3558 SE 130th Ave	1.33mi	3/2.0 (-1)	1,075 (-21%)	1mo	$324,900	$302	34
7632 SE 108th Ct	1.46mi	3/2.0 (-1)	1,676 (+23%)	1mo	$549,900	$328	34

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.10×
• Total profit: $-69,788
• Equity at exit: $41,072

10-year hold

• IRR: -31.7%
• Equity multiple: -0.31×
• Total profit: $-101,206
• Equity at exit: $23,817

Cash invested: $77,129 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $359,900 ($253/sqft)
• Median days on market: 88 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97236

• Rents YoY: 1.6%
• Active inventory: 261
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$344 /mo · $4,132/yr
• Insurance: −$115
• HOA: −$328
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-348

Break-even live

Break-even rent $2,825

Max offer price $225,090

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-253	+0% $-348	+5% $-443	+10% $-538
Rent	-10% $-536	-5% $-442	+0% $-348	+5% $-254	+10% $-160
Rate	-1.0pp $-209	-0.5pp $-278	base $-348	+0.5pp $-419	+1.0pp $-492

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: $68,865
• Closing costs: $8,264
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12941 SE Foster Rd Portland, OR	3.0	2.0	1200	$1,825	$1.52	9d	1	0.21mi
6416 SE 139th Ave Portland, OR	3.0	2.0	1200	$2,395	$2.00	47d	1	0.26mi
6130 SE 128th Ave Apt B Portland, OR	3.0	2.0	1500	$1,999	$1.33	57d	1	0.30mi
13726 SE Reedway St Portland, OR	3.0	2.5	1817	$2,295	$1.26	93d	1	0.35mi
12564 SE Ramona St Portland, OR	4.0	2.5	1706	$2,599	$1.52	24d	1	0.41mi
6439 SE 143rd Ct #1 Portland, OR	3.0	2.5	1545	$2,395	$1.55	93d	1	0.49mi
5329 SE 137th Ave Portland, OR	3.0	2.5	1559	$2,250	$1.44	73d	1	0.53mi
5344 SE 137th Ave Portland, OR	3.0	2.5	1600	$2,295	$1.43	21d	1	0.54mi
5524 SE 140th Pl Portland, OR	4.0	3.0	1584	$3,050	$1.93	66d	1	0.54mi
12200 SE Ramona St Portland, OR	3.0–4.0	2.0–2.5	1435	$2,498	$1.74	9d	4	0.55mi
11908 SE Foster Rd Portland, OR	3.0	2.0	1300	$2,595	$2.00	93d	1	0.71mi
12086 SE Harold St Portland, OR	3.0	2.5	1425	$2,595	$1.82	47d	1	0.74mi
12161 SE Harold St Portland, OR	3.0	2.5	1188	$2,100	$1.77	17d	1	0.74mi
5320 SE 122nd Ave Portland, OR	3.0	2.0	1450	$2,395	$1.65	11d	1	0.76mi
12135 SE Harold St Portland, OR	3.0	3.0	1260	$2,250	$1.79	29d	1	0.76mi
4904 SE 122nd Ave Portland, OR	3.0	3.0	1504	$4,400	$2.93	15d	1	0.86mi
15110 SE Evergreen Dr Portland, OR	4.0	2.0	1650	$3,400	$2.06	29d	1	0.95mi
12303 SE Holgate Blvd Unit 12311 Portland, OR	3.0	2.0	1060	$2,195	$2.07	16d	1	1.02mi
14028 SE Gladstone St Portland, OR	3.0	2.5	1218	$2,650	$2.18	21d	1	1.11mi
3883 SE 136th Ave Portland, OR	4.0	2.5	1660	$2,400	$1.45	93d	1	1.18mi
13436 SE Bush St Portland, OR	2.0–3.0	1.5–2.0	1075	$1,995	$1.86	93d	1	1.24mi
3745-3749 SE 127th Pl Unit 3749 Portland, OR	3.0	2.5	1467	$2,195	$1.50	57d	1	1.27mi
5010 SE 108th Ave Portland, OR	3.0	2.0	1400	$2,350	$1.68	93d	1	1.41mi
3810 SE 117th Pl Portland, OR	3.0	2.5	1378	$2,445	$1.77	73d	1	1.41mi
11115 SE Holgate Blvd Unit 341-09 Portland, OR	3.0	1.0	950	$1,825	$1.92	37d	1	1.46mi

HOA detail $328/mo · $3,936/yr condo

• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $275,460 Active 332 DOM
2. 2026-08-06
   days on market $275,460 Active 330 DOM
3. 2026-08-05
   days on market $275,460 Active 329 DOM
4. 2026-08-04
   days on market $275,460 Active 328 DOM
5. 2026-08-03
   days on market $275,460 Active 327 DOM
6. 2026-07-31
   days on market $275,460 Active 324 DOM
7. 2026-07-30
   days on market $275,460 Active 323 DOM
8. 2026-07-30
   days on market $275,460 Active 322 DOM
9. 2026-07-28
   days on market $275,460 Active 321 DOM
10. 2026-07-26
    days on market $275,460 Active 319 DOM
11. 2026-07-24
    days on market $275,460 Active 317 DOM
12. 2026-07-23
    days on market $275,460 Active 316 DOM
13. 2026-07-22
    days on market $275,460 Active 315 DOM
14. 2026-07-21
    days on market $275,460 Active 314 DOM
15. 2026-07-20
    days on market $275,460 Active 313 DOM
16. 2026-07-18
    days on market $275,460 Active 311 DOM
17. 2026-07-18
    days on market $275,460 Active 310 DOM
18. 2026-07-16
    days on market $275,460 Active 309 DOM
19. 2026-07-15
    days on market $275,460 Active 308 DOM
20. 2026-07-14
    days on market $275,460 Active 307 DOM
21. 2026-07-13
    days on market $275,460 Active 306 DOM
22. 2026-07-13
    days on market $275,460 Active 305 DOM
23. 2026-07-11
    days on market $275,460 Active 304 DOM
24. 2026-07-10
    days on market $275,460 Active 303 DOM
25. 2026-07-09
    days on market $275,460 Active 302 DOM
26. 2026-07-07
    days on market $275,460 Active 300 DOM
27. 2026-07-06
    days on market $275,460 Active 299 DOM
28. 2026-07-05
    days on market $275,460 Active 298 DOM
29. 2026-07-03
    days on market $275,460 Active 296 DOM
30. 2026-07-02
    days on market $275,460 Active 295 DOM
31. 2026-07-01
    days on market $275,460 Active 294 DOM
32. 2026-06-30
    days on market $275,460 Active 293 DOM
33. 2026-06-29
    days on market $275,460 Active 292 DOM
34. 2026-06-28
    days on market $275,460 Active 291 DOM
35. 2026-06-27
    days on market $275,460 Active 290 DOM
36. 2026-06-26
    days on market $275,460 Active 289 DOM
37. 2026-06-24
    days on market $275,460 Active 287 DOM
38. 2026-06-22
    days on market $275,460 Active 285 DOM
39. 2026-06-21
    days on market $275,460 Active 284 DOM
40. 2026-06-18
    days on market $275,460 Active 281 DOM
41. 2026-06-17
    days on market $275,460 Active 280 DOM
42. 2026-06-16
    days on market $275,460 Active 279 DOM
43. 2026-06-15
    days on market $275,460 Active 278 DOM
44. 2026-06-13
    days on market $275,460 Active 276 DOM
45. 2026-06-09
    days on market $275,460 Active 272 DOM
46. 2026-06-08
    days on market $275,460 Active 271 DOM
47. 2026-06-07
    days on market $275,460 Active 270 DOM
48. 2026-06-05
    days on market $275,460 Active 267 DOM
49. 2026-06-03
    days on market $275,460 Active 266 DOM
50. 2026-06-02
    days on market $275,460 Active 265 DOM

ⓘ 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: $28,611
• − Mortgage interest: −$15,430
• − Property taxes: −$4,132
• − Insurance: −$1,377
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − HOA: −$3,936
• − Depreciation: −$8,013
• Taxable loss: −$8,855
• Est. tax savings @ 24.0%: +$2,125
• After-tax cash flow: $-2,052/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $6,805–$20,415 screening

This newly built townhome in SE Portland is in good condition with minimal repairs needed. It offers a bright and inviting atmosphere with energy-efficient features and a hassle-free living experience.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract more potential buyers. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and increase the home's value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce utility costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Gilbert Park Elementary School Middle Alice Ott Middle School High David Douglas High School

Schools (NCES district)

• District: David Douglas SD 40
• NCES district ID: 4103940
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $42,781
• Composite: 37.38/100
• National rank: #8926
• State rank: #99 of 183 in OR

B Composite livability gradescore 77/100

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 · 930,825 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 37,558
• Household income: $75,090
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Asian 13% Two or more races 12% Black 9% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Italian 3% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 63% English-only · Spanish 16% Vietnamese 6% Russian/Polish/Slavic 5%

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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: ▼ -334.44%
• Current HPI: 289.931
• Rent YoY: ▲ 1.64%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

-8.3% since first listed

2 events — show timeline

• 2026-01-30 Price Changed $275,460 RMLS
• 2025-09-10 Listed $300,460 RMLS