3441 SE 111th Ave #20 · Portland, OR 97266

$69,500

1 bd · 2.0 ba · 500 sqft · Manufactured public records · 159 Days on market

Built 2025 $139/sqft · 14% below area Est $97k · 29% under ↓ 6% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Be the first to call this BRAND NEW home your own! This 1-bedroom, 1-bath manufactured home offers modern, low-maintenance living in Viking Mobile Villa, a welcoming 55+ community with easy access to nearby shopping, restaurants, parks and I-205. The bright and open layout features a fresh, modern color palette and quality finishes. The kitchen comes equipped with stainless steel appliances, including a refrigerator, range, built-in microwave and dishwasher, plus a breakfast bar that connects seamlessly to the living area. The bathroom includes a walk-in shower and the home offers in-unit laundry hookups, with on-site facilities available as well. Additional highlights include driveway parking, a separate side entrance and double-pane vinyl windows for efficiency and comfort. Space rent is $700/month, including garbage and recycling; water and electric (PGE) are individually metered and billed. Move-in ready, affordable and truly brand new. Financing options available!

Key facts

• Walk-in shower
• Driveway parking
• Breakfast bar

Tags

• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• WALK-IN SHOWER
• IN-UNIT LAUNDRY HOOKUPS
• DRIVEWAY PARKING
• SEPARATE SIDE ENTRANCE

🏷️ Possibly a rental listed for sale. The $69,500 price doesn't fit this home's estimated sale value (~$97,494) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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.
• 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: West Powellhurst Elementary School (363 students, 80% FRL); Ron Russell Middle School (770 students, 77% FRL); David Douglas High School (2,698 students, 73% FRL).
• Market conditions: Rents soft (-0.1%/yr); 210 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); 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 $481 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.92% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.25%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $97,494
• List price: $69,500
• Delta: -28.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10835 SE Powell Blvd #10	0.09mi	2/1.0 (+1)	520 (+4%)	14mo	$45,000	$87	69

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.09×
• Total profit: $21,263
• Equity at exit: $10,363

10-year hold

• IRR: 33.1%
• Equity multiple: 3.59×
• Total profit: $50,396
• Equity at exit: $6,009

Cash invested: $19,460 (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 97266

• Rents YoY: -0.1%
• Active inventory: 210
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $572

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 52%

Sensitivity live

Price	-10% $620	-5% $596	+0% $572	+5% $548	+10% $524
Rent	-10% $466	-5% $519	+0% $572	+5% $624	+10% $677
Rate	-1.0pp $607	-0.5pp $589	base $572	+0.5pp $554	+1.0pp $535

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10941 SE Bush St Unit 22 Portland, OR	2.0	1.0	700	$1,100	$1.57	25d	1	0.12mi
11111 SE Bush St Unit 15 Portland, OR	2.0	1.0	750	$1,400	$1.87	19d	1	0.13mi
11111 SE Bush St Unit 11111 Portland, OR	2.0	1.0	750	$1,450	$1.93	45d	1	0.14mi
10735 SE Holgate Blvd Unit C Portland, OR	1.0	1.0	500	$1,295	$2.59	45d	1	0.48mi
4539 SE 105th Ave Portland, OR	1.0	1.0	440	$1,500	$3.41	45d	1	0.59mi
3815 SE 122nd Ave Unit 4 Portland, OR	2.0	1.0	750	$1,500	$2.00	25d	1	0.62mi
3815 SE 122nd Ave Unit 4 Portland, OR	2.0	1.0	750	$1,500	$2.00	45d	1	0.62mi
12330 SE Bush St Portland, OR	1.0	1.0	700	$1,439	$2.06	0d	3	0.71mi
12450 SE Powell Ct Unit 62 Portland, OR	1.0	1.0	525	$1,250	$2.38	25d	1	0.73mi
12450 SE Powell Ct Unit 55 Portland, OR	1.0	1.0	525	$1,050	$2.00	4d	1	0.73mi
12450 SE Powell Ct Unit 65 Portland, OR	1.0	1.0	525	$1,200	$2.29	21d	1	0.73mi
12450 SE Powell Ct Unit 56 Portland, OR	1.0	1.0	525	$1,295	$2.47	25d	1	0.73mi
12530 SE Powell Ct Portland, OR	1.0–2.0	1.0	642	$1,200	$1.87	6d	9	0.76mi
12540 SE Powell Blvd Portland, OR	1.0	1.0	600	$1,250	$2.08	18d	2	0.78mi
12550 SE Powell Blvd Portland, OR	1.0–3.0	1.0–2.0	1075	$1,495	$1.39	4d	2	0.79mi
12540 SE Powell Blvd Unit 08 Portland, OR	1.0	1.0	600	$1,300	$2.17	25d	1	0.80mi
12540 SE Powell Blvd Unit 27 Portland, OR	1.0	1.0	600	$1,125	$1.88	4d	1	0.80mi
2305 SE 121st Ave Portland, OR	1.0	1.0	535	$1,122	$2.10	3d	4	0.81mi
12414 SE Ivon Ct Unit 12414D Portland, OR	1.0	1.0	450	$1,125	$2.50	45d	1	0.81mi
2545 SE 125th Ave Portland, OR	1.0	1.0	500	$1,085	$2.17	45d	1	0.84mi
2135 SE 122nd Ave Apt 19 Portland, OR	1.0	1.0	640	$1,200	$1.88	4d	1	0.90mi
3550 SE 130th Ave Unit One Bedroom for Rent Portland, OR	1.0	1.0	625	$1,150	$1.84	4d	1	0.99mi
3550 SE 130th Ave Unit 27 Portland, OR	1.0	1.0	625	$1,050	$1.68	4d	1	0.99mi
3550 SE 130th Ave Apt 6 Portland, OR	1.0	1.0	625	$1,050	$1.68	45d	1	0.99mi
3320 SE 90th Pl Portland, OR	—	1.0	450	$1,295	$2.88	25d	1	0.99mi
12633 SE Division St Apt 36 Portland, OR	1.0	1.0	650	$1,200	$1.85	12d	1	1.02mi
2016 SE 122nd Ave Portland, OR	1.0–2.0	1.0–1.5	881	$1,399	$1.59	14d	9	1.02mi
2016 SE 122nd Ave Portland, OR	1.0–2.0	1.0–1.5	881	$1,399	$1.59	9d	9	1.02mi
12815 SE Division St Portland, OR	2.0	1.0	700	$1,300	$1.86	45d	2	1.04mi
12815 SE Division St Unit 12811 Portland, OR	2.0	1.0	700	$1,300	$1.86	25d	1	1.04mi
12815 SE Division St Unit 12809 Portland, OR	2.0	1.0	700	$1,325	$1.89	21d	1	1.04mi
5415 SE 122nd Ave Portland, OR	1.0–2.0	1.0	652	$1,218	$1.87	0d	6	1.06mi
13130 SE Powell Blvd Unit 19 Portland, OR	2.0	1.0	720	$1,270	$1.76	25d	1	1.08mi
13130 SE Powell Blvd Unit 15 Portland, OR	2.0	1.0	720	$1,195	$1.66	0d	1	1.08mi
13130 SE Powell Blvd Apt 7 Portland, OR	2.0	1.0	720	$1,195	$1.66	12d	1	1.08mi
12094 SE Market St Portland, OR	2.0	2.0	700	$1,800	$2.57	45d	1	1.12mi
13024 SE Tessa St #7 Portland, OR	1.0	1.0	600	$1,095	$1.82	25d	1	1.14mi
13024 SE Tessa St Apt 6 Portland, OR	1.0	1.0	600	$1,150	$1.92	22d	1	1.14mi
3636 SE 86th Ave Unit 3644 Portland, OR	1.0	1.0	650	$1,285	$1.98	4d	1	1.15mi
13121 SE Division St Portland, OR	1.0	1.0	725	$1,445	$1.99	0d	1	1.18mi

Listing history 16 events

1. 2026-06-21
   days on market $69,500 Active 159 DOM
2. 2026-06-18
   days on market $69,500 Active 156 DOM
3. 2026-06-17
   days on market $69,500 Active 155 DOM
4. 2026-06-16
   days on market $69,500 Active 154 DOM
5. 2026-06-15
   days on market $69,500 Active 153 DOM
6. 2026-06-13
   days on market $69,500 Active 151 DOM
7. 2026-06-09
   days on market $69,500 Active 147 DOM
8. 2026-06-08
   days on market $69,500 Active 146 DOM
9. 2026-06-07
   days on market $69,500 Active 145 DOM
10. 2026-06-05
    days on market $69,500 Active 142 DOM
11. 2026-06-03
    days on market $69,500 Active 141 DOM
12. 2026-06-02
    days on market $69,500 Active 140 DOM
13. 2026-06-01
    days on market $69,500 Active 139 DOM
14. 2026-05-31
    days on market $69,500 Active 138 DOM
15. 2026-03-05
    price $69,500 983-char remark

    Show marketing remark (983 chars)

    Be the first to call this BRAND NEW home your own! This 1-bedroom, 1-bath manufactured home offers modern, low-maintenance living in Viking Mobile Villa, a welcoming 55+ community with easy access to nearby shopping, restaurants, parks and I-205. The bright and open layout features a fresh, modern color palette and quality finishes. The kitchen comes equipped with stainless steel appliances, including a refrigerator, range, built-in microwave and dishwasher, plus a breakfast bar that connects seamlessly to the living area. The bathroom includes a walk-in shower and the home offers in-unit laundry hookups, with on-site facilities available as well. Additional highlights include driveway parking, a separate side entrance and double-pane vinyl windows for efficiency and comfort. Space rent is $700/month, including garbage and recycling; water and electric (PGE) are individually metered and billed. Move-in ready, affordable and truly brand new. Financing options available!

16. 2026-01-13
    listed $74,000 Active 983-char remark

    Show marketing remark (983 chars)

    Be the first to call this BRAND NEW home your own! This 1-bedroom, 1-bath manufactured home offers modern, low-maintenance living in Viking Mobile Villa, a welcoming 55+ community with easy access to nearby shopping, restaurants, parks and I-205. The bright and open layout features a fresh, modern color palette and quality finishes. The kitchen comes equipped with stainless steel appliances, including a refrigerator, range, built-in microwave and dishwasher, plus a breakfast bar that connects seamlessly to the living area. The bathroom includes a walk-in shower and the home offers in-unit laundry hookups, with on-site facilities available as well. Additional highlights include driveway parking, a separate side entrance and double-pane vinyl windows for efficiency and comfort. Space rent is $700/month, including garbage and recycling; water and electric (PGE) are individually metered and billed. Move-in ready, affordable and truly brand new. Financing options available!

ⓘ 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: $15,979
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,022
• Taxable income: $6,117
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,391/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: 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

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): 35,423
• Household income: $72,577
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 2167.0

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 54% Asian 16% Hispanic / Latino 14% Two or more races 11% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Slovak 2% Portuguese 2%
• Foreign-born: 21% · China, Vietnam, Canada
• Languages at home: 70% English-only · Spanish 9% Vietnamese 6% Chinese 6%

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: ▼ -300.41%
• Current HPI: 308.6145
• Rent YoY: ▼ -0.09%
• 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

-6.1% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $69,500 RMLS
• 2026-01-13 Listed $74,000 RMLS

Property tax history

-38.0%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.