4802 SE 133rd Dr · Portland, OR 97236

$159,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 66 Days on market

Built 2008 Good condition $114/sqft · 36% above area Est $118k · 36% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This 3-bedroom, 2 bath manufactured home features an inviting open floor plan with vaulted ceilings and abundant natural light throughout. The spacious primary suite offers a versatile attached office, perfect for working from home, hobbies, or a private retreat.Take advantage of the partially fenced yard situated on a desirable corner lot. Located in a quiet, well kept community, this home blends comfort, functionality, and charm. Schedule your private showing today!

Key facts

• Open floor plan
• Attached office
• Corner lot

Tags

• OPEN FLOOR PLAN
• ATTACHED OFFICE
• PARTIALLY FENCED YARD
• CORNER LOT
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $78k; list at $160k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $118,000
• List price: $159,900
• Delta: 35.51%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5200 SE 132nd Ave	0.16mi	3/2.0	1,404 (0%)	4mo	$90,000	$64	89
13517 SE Pardee Dr	0.10mi	3/2.0	1,296 (-8%)	3mo	$96,905	$75	80
13539 SE Pardee Dr #12	0.11mi	3/2.0	1,344 (-4%)	13mo	$145,000	$108	77
13446 SE Schiller St	0.02mi	3/2.0	1,248 (-11%)	6mo	$89,850	$72	76
13460 SE Raymond St	0.09mi	4/2.0 (+1)	1,568 (+12%)	4mo	$129,000	$82	68
4656 SE 134th Dr	0.08mi	3/2.0	1,568 (+12%)	13mo	$116,000	$74	66
12323 SE Holgate Blvd #6	0.57mi	4/2.0 (+1)	1,404 (0%)	4mo	$150,000	$107	65
5200 SE 132nd Ave #24	0.16mi	3/2.0	1,296 (-8%)	21mo	$100,000	$77	62
4223 SE 136th Ave #2	0.30mi	3/2.0	1,296 (-8%)	14mo	$130,000	$100	62
12323 SE Holgate Blvd #2	0.57mi	3/2.0	1,296 (-8%)	1mo	$118,000	$91	60
12323 SE Holgate Blvd #11	0.57mi	4/2.0 (+1)	1,568 (+12%)	4mo	$150,000	$96	46

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,655
• Equity at exit: $23,842

10-year hold

• IRR: 6.5%
• Equity multiple: 1.45×
• Total profit: $20,284
• Equity at exit: $13,825

Cash invested: $44,772 (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 97236

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $408

Break-even live

Break-even rent $1,591

Max offer price $159,900

Occupancy floor 76%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5329 SE 137th Ave Portland, OR	3.0	2.5	1559	$2,250	$1.44	24d	1	0.22mi
5344 SE 137th Ave Portland, OR	3.0	2.5	1600	$2,395	$1.50	17d	1	0.24mi
13726 SE Reedway St Portland, OR	3.0	2.5	1817	$2,295	$1.26	43d	1	0.41mi
5524 SE 140th Pl Portland, OR	4.0	3.0	1584	$3,050	$1.93	17d	1	0.43mi
3883 SE 136th Ave Portland, OR	4.0	2.5	1660	$2,400	$1.45	43d	1	0.49mi
13436 SE Bush St Portland, OR	2.0–3.0	1.5–2.0	1075	$1,995	$1.86	43d	1	0.54mi
4904 SE 122nd Ave Portland, OR	3.0	3.0	1504	$4,400	$2.93	43d	1	0.61mi
4300 SE 122nd Ave Unit 146-4308 Portland, OR	2.0	1.0	950	$1,399	$1.47	43d	1	0.64mi
3745-3749 SE 127th Pl Unit 3749 Portland, OR	3.0	2.5	1467	$2,195	$1.50	7d	1	0.66mi
4257 SE 122nd Ave Portland, OR	2.0	2.0	946	$1,375	$1.45	3d	1	0.69mi
12941 SE Foster Rd Portland, OR	1.0–2.0	1.0–2.0	925	$1,595	$1.72	43d	2	0.69mi
13066 SE Powell Blvd Unit 10 Portland, OR	2.0	2.0	1100	$1,550	$1.41	24d	1	0.70mi
6130 SE 128th Ave Apt B Portland, OR	3.0	2.0	1500	$1,999	$1.33	7d	1	0.71mi
13062 SE Powell Blvd Apt 6 Portland, OR	2.0	2.0	1100	$1,550	$1.41	43d	1	0.73mi
12923 SE Foster Rd Portland, OR	2.0–3.0	2.0	1037	$2,100	$2.03	15d	3	0.75mi
13746 SE Powell Blvd Portland, OR	2.0–3.0	1.0	763	$1,325	$1.74	3d	2	0.76mi
12231 SE Bush St Unit 83 Portland, OR	2.0	2.0	930	$1,450	$1.56	24d	1	0.78mi
12550 SE Powell Blvd Portland, OR	1.0–3.0	1.0–2.0	1075	$2,300	$2.14	2d	2	0.80mi
13938 SE Powell Blvd Unit 2 Portland, OR	2.0	1.0	900	$1,535	$1.71	43d	1	0.81mi
3228 SE 136th Ave Portland, OR	2.0–3.0	1.5	1058	$1,597	$1.51	4d	4	0.83mi
12509 SE Foster Rd Unit 24341-C Portland, OR	2.0	1.0	885	$1,585	$1.79	3d	1	0.84mi
12509 SE Foster Rd Unit 243-29C Portland, OR	2.0	1.0	885	$1,585	$1.79	24d	1	0.84mi
3208 SE 136th Ave Unit 45 Portland, OR	2.0	1.5	900	$1,397	$1.55	24d	1	0.84mi
3208 SE 136th Ave Unit 3 Portland, OR	3.0	1.5	1217	$1,597	$1.31	24d	1	0.84mi
3414 SE 143rd Ave Portland, OR	2.0	2.0	1000	$1,650	$1.65	7d	2	0.87mi
12008 SE Bush St Portland, OR	2.0	2.0	1036	$1,700	$1.64	43d	1	0.87mi
3315 SE 127th Pl Unit 1 Portland, OR	2.0	1.0	1346	$1,595	$1.18	11d	1	0.87mi
6439 SE 143rd Ct #1 Portland, OR	3.0	2.5	1545	$2,395	$1.55	43d	1	0.88mi
3810 SE 117th Pl Portland, OR	3.0	2.5	1378	$2,445	$1.77	24d	1	0.96mi
3540 SE 119th Ave Unit 4 Portland, OR	2.0	2.0	900	$1,550	$1.72	24d	1	0.97mi
3223 SE 122nd Ave Unit A-B Portland, OR	4.0	2.5	1572	$2,495	$1.59	43d	1	1.03mi
11908 SE Foster Rd Portland, OR	3.0	2.0	1300	$2,595	$2.00	43d	1	1.06mi
3318 SE 148th Ave Portland, OR	2.0	1.5	950	$1,750	$1.84	17d	1	1.07mi
12616 SE Taggart St Portland, OR	3.0	1.5	1329	$2,295	$1.73	7d	1	1.08mi
15075 SE Powell Blvd Portland, OR	3.0	3.5	1500	$2,295	$1.53	4d	3	1.14mi
15075 SE Powell Blvd Apt 4 Portland, OR	3.0	3.5	1500	$2,395	$1.60	43d	1	1.14mi
3224 SE 134th Ave Portland, OR	2.0	1.0	965	$1,450	$1.50	2d	1	1.15mi
2658 SE 125th Ave Unit 2654 Portland, OR	3.0	2.5	1378	$2,195	$1.59	3d	1	1.16mi
13448 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	2d	1	1.16mi
13450 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	43d	1	1.17mi

Listing history 21 events

1. 2026-06-18
   days on market $159,900 Active 66 DOM
2. 2026-06-17
   days on market $159,900 Active 65 DOM
3. 2026-06-16
   days on market $159,900 Active 64 DOM
4. 2026-06-15
   days on market $159,900 Active 63 DOM
5. 2026-06-13
   days on market $159,900 Active 61 DOM
6. 2026-06-09
   days on market $159,900 Active 57 DOM
7. 2026-06-08
   days on market $159,900 Active 56 DOM
8. 2026-06-07
   days on market $159,900 Active 55 DOM
9. 2026-06-05
   days on market $159,900 Active 52 DOM
10. 2026-06-03
    days on market $159,900 Active 51 DOM
11. 2026-06-02
    days on market $159,900 Active 50 DOM
12. 2026-06-01
    days on market $159,900 Active 49 DOM
13. 2026-05-31
    days on market $159,900 Active 48 DOM
14. 2026-04-13
    listed $159,900 Active 486-char remark

    Show marketing remark (486 chars)

    Welcome home! This 3-bedroom, 2 bath manufactured home features an inviting open floor plan with vaulted ceilings and abundant natural light throughout. The spacious primary suite offers a versatile attached office, perfect for working from home, hobbies, or a private retreat.Take advantage of the partially fenced yard situated on a desirable corner lot. Located in a quiet, well kept community, this home blends comfort, functionality, and charm. Schedule your private showing today!

15. 2019-06-24
    soldstatus $78,000 Sold 440-char remark

    Show marketing remark (440 chars)

    In Park Manu/open floor plan! Unique vaulted ceiling in living room. Spacious kitchen with eating bar/W/I pantry. Full wall of closet space in MBR. Garden tub/separate shower in bath. Den off MBR. 2 more bedrooms at other end of house. Nice utility room w area for a freezer. Slider off Dining Room/utility room to backyard with garden area ready for spring planting! Skyline Manu; West Ridge model. Monthly space rent $813/Park application

16. 2019-05-20
    status Pending 440-char remark

    Show marketing remark (440 chars)

    In Park Manu/open floor plan! Unique vaulted ceiling in living room. Spacious kitchen with eating bar/W/I pantry. Full wall of closet space in MBR. Garden tub/separate shower in bath. Den off MBR. 2 more bedrooms at other end of house. Nice utility room w area for a freezer. Slider off Dining Room/utility room to backyard with garden area ready for spring planting! Skyline Manu; West Ridge model. Monthly space rent $813/Park application

17. 2019-04-24
    status Active 440-char remark

    Show marketing remark (440 chars)

    In Park Manu/open floor plan! Unique vaulted ceiling in living room. Spacious kitchen with eating bar/W/I pantry. Full wall of closet space in MBR. Garden tub/separate shower in bath. Den off MBR. 2 more bedrooms at other end of house. Nice utility room w area for a freezer. Slider off Dining Room/utility room to backyard with garden area ready for spring planting! Skyline Manu; West Ridge model. Monthly space rent $813/Park application

18. 2019-04-24
    status Pending 440-char remark

    Show marketing remark (440 chars)

    In Park Manu/open floor plan! Unique vaulted ceiling in living room. Spacious kitchen with eating bar/W/I pantry. Full wall of closet space in MBR. Garden tub/separate shower in bath. Den off MBR. 2 more bedrooms at other end of house. Nice utility room w area for a freezer. Slider off Dining Room/utility room to backyard with garden area ready for spring planting! Skyline Manu; West Ridge model. Monthly space rent $813/Park application

19. 2019-04-01
    historical Active with Bumpable Contingency 440-char remark

    Show marketing remark (440 chars)

    In Park Manu/open floor plan! Unique vaulted ceiling in living room. Spacious kitchen with eating bar/W/I pantry. Full wall of closet space in MBR. Garden tub/separate shower in bath. Den off MBR. 2 more bedrooms at other end of house. Nice utility room w area for a freezer. Slider off Dining Room/utility room to backyard with garden area ready for spring planting! Skyline Manu; West Ridge model. Monthly space rent $813/Park application

20. 2019-03-23
    price $84,999 440-char remark

    Show marketing remark (440 chars)

    In Park Manu/open floor plan! Unique vaulted ceiling in living room. Spacious kitchen with eating bar/W/I pantry. Full wall of closet space in MBR. Garden tub/separate shower in bath. Den off MBR. 2 more bedrooms at other end of house. Nice utility room w area for a freezer. Slider off Dining Room/utility room to backyard with garden area ready for spring planting! Skyline Manu; West Ridge model. Monthly space rent $813/Park application

21. 2019-01-04
    listed $89,999 Active 440-char remark

    Show marketing remark (440 chars)

    In Park Manu/open floor plan! Unique vaulted ceiling in living room. Spacious kitchen with eating bar/W/I pantry. Full wall of closet space in MBR. Garden tub/separate shower in bath. Den off MBR. 2 more bedrooms at other end of house. Nice utility room w area for a freezer. Slider off Dining Room/utility room to backyard with garden area ready for spring planting! Skyline Manu; West Ridge model. Monthly space rent $813/Park application

ⓘ 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 9/10 Extreme FEMA zone AH · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,290
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$2,624
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,652
• Taxable income: $2,612
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,267/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 · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath manufactured home is in good condition with cosmetic updates needed to modernize the kitchen and bathroom. The home is located in a desirable community with a well-maintained exterior and landscaping.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom vanity — dated and worn

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom vanity — modernizes the space and adds value
• Both landscaping — enhances curb appeal and adds value
• Both paint interior walls — refreshes the interior and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom vanity · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom vanity — modernizes the space and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑
• Both paint interior walls — refreshes the interior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 37,558
• Household income: $75,090
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1744.0

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 0.67)
• 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%

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

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+77.7% since first listed

8 events — show timeline

• 2026-04-13 Listed $159,900 RMLS
• 2019-06-24 Sold (MLS) $78,000 RMLS
• 2019-05-20 Pending — RMLS
• 2019-04-24 Relisted — RMLS
• 2019-04-24 Pending — RMLS
• 2019-04-01 Contingent — RMLS
• 2019-03-23 Price Changed $84,999 RMLS
• 2019-01-04 Listed $89,999 RMLS