7958 SE Glencoe Rd #1 · Portland, OR 97222

$125,000

3 bd · 2.0 ba · 950 sqft · Other · 103 Days on market

Built 1981

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable manufactured home with ample and new kitchen, 3 bedrooms, 2 full bath, wood flooring throughout the house, Bedroom in the back could be used as a Studio. A/C, newer electrical wires and panel insulation all around.

Key facts

• Wood flooring
• Ample kitchen
• Panel insulation

Tags

• AMPLE KITCHEN
• WOOD FLOORING
• NEWER ELECTRICAL WIRES
• PANEL INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• North Clackamas SD 12 (suburban): math 29% / reading 43% proficiency, ranked #22 of 58 in OR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.8%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clackamas County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.47% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.05%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.33×
• Total profit: $11,649
• Equity at exit: $18,638

10-year hold

• IRR: 15.3%
• Equity multiple: 2.07×
• Total profit: $37,453
• Equity at exit: $10,808

Cash invested: $35,000 (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 97222

• Rents YoY: -0.8%
• Active inventory: 139
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $585

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 63%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7911 SE King Rd Unit 50 Milwaukie, OR	2.0	1.5	920	$1,595	$1.73	20d	1	0.06mi
7911 SE King Rd Unit 42 Milwaukie, OR	2.0	1.5	920	$1,595	$1.73	16d	1	0.07mi
7911 SE King Rd Portland, OR	2.0	1.5	920	$1,700	$1.85	44d	1	0.07mi
7911 SE King Rd Portland, OR	2.0	1.5	920	$1,700	$1.85	22d	1	0.07mi
7911 SE King Rd Unit 38 Milwaukie, OR	2.0	1.5	920	$1,495	$1.62	24d	1	0.09mi
7915 SE King Rd Portland, OR	2.0	1.0	925	$1,800	$1.95	4d	2	0.10mi
7707 SE Otty St Portland, OR	3.0	1.0	828	$2,245	$2.71	17d	1	0.26mi
8057 SE Monroe St Portland, OR	2.0	2.0	900	$1,799	$2.00	2d	1	0.28mi
7946 SE Monroe St Unit 7958 Milwaukie, OR	2.0	1.0	775	$1,499	$1.93	44d	1	0.31mi
8495 SE Otty Rd Unit duplex Happy Valley, OR	3.0	1.0	924	$2,100	$2.27	44d	1	0.31mi
10411 SE Cook Ct Portland, OR	2.0	2.0	893	$1,885	$2.11	15d	1	0.45mi
10411 SE Cook Ct Portland, OR	2.0	2.0	893	$1,765	$1.98	44d	1	0.45mi
11444 SE Fuller Rd Milwaukie, OR	2.0	1.0	836	$1,550	$1.85	24d	2	0.65mi
8942 SE 79th Pl Unit 8942 Portland, OR	2.0	1.0	1000	$1,395	$1.40	2d	1	0.66mi
8950 SE 79th Pl Portland, OR	2.0	1.0	1000	$1,472	$1.47	24d	4	0.66mi
8950 SE 79th Pl Portland, OR	2.0	1.0	1000	$1,495	$1.50	22d	1	0.66mi
8366 SE Causey Ave Happy Valley, OR	2.0	1.0	828	$1,800	$2.17	15d	10	0.66mi
8366 SE Causey Ave Happy Valley, OR	2.0	1.0	828	$1,800	$2.17	2d	9	0.66mi
9009 SE Causey Ave Happy Valley, OR	1.0–2.0	1.0–2.0	863	$1,535	$1.78	44d	1	0.67mi
8640 SE Causey Ave Happy Valley, OR	1.0–3.0	1.0–2.0	925	$1,899	$2.05	3d	12	0.68mi
11556 SE Fuller Rd Portland, OR	2.0	1.0	870	$1,550	$1.78	12d	5	0.71mi
9985 SE 65th Ave Portland, OR	2.0	1.0	925	$1,822	$1.97	11d	2	0.73mi
11408 SE 90th Ave Unit 1214 Happy Valley, OR	2.0	1.0	880	$1,625	$1.85	20d	1	0.78mi
11408 SE 90th Ave Unit 1033 Happy Valley, OR	2.0	1.0	880	$1,525	$1.73	24d	1	0.78mi
11408 SE 90th Ave Happy Valley, OR	1.0–2.0	1.0	850	$1,625	$1.91	8d	5	0.78mi
11408 SE 90th Ave Happy Valley, OR	2.0	1.0	880	$1,625	$1.85	24d	1	0.78mi
8800 SE Causey Loop Happy Valley, OR	2.0	1.0–2.0	680	$1,866	$2.74	2d	22	0.78mi
11299 SE Stevens Rd Happy Valley, OR	2.0	2.0	944	$1,675	$1.77	22d	1	1.00mi
11299 SE Stevens Rd Happy Valley, OR	2.0	2.0	944	$1,688	$1.79	15d	5	1.00mi
11430 SE Stevens Rd Happy Valley, OR	1.0–3.0	1.0–2.0	1010	$2,550	$2.52	2d	8	1.04mi
9701 SE Johnson Creek Blvd Happy Valley, OR	1.0–2.0	1.0–2.0	937	$3,234	$3.45	2d	20	1.04mi
5733 SE King Rd Unit 5753 Milwaukie, OR	2.0	1.0	1000	$1,699	$1.70	44d	1	1.11mi
8104 SE 72nd Ave Portland, OR	2.0	1.0	1000	$2,195	$2.19	3d	1	1.16mi
12025 SE Stevens Rd Happy Valley, OR	3.0	1.5	1100	$1,550	$1.41	3d	1	1.17mi
6515 SE Aspen St Portland, OR	3.0	1.0	1100	$2,325	$2.11	8d	1	1.22mi
8300 SE Flavel St Unit 102 Portland, OR	2.0	1.0	1011	$1,650	$1.63	44d	1	1.35mi
8304 SE Flavel St Portland, OR	2.0	1.0	650	$1,695	$2.61	44d	1	1.36mi
8860 SE Flavel St Unit 6 Portland, OR	2.0	1.0	806	$1,469	$1.82	24d	1	1.37mi
8860 SE Flavel St Unit 51 Portland, OR	2.0	1.0	806	$1,449	$1.80	44d	1	1.37mi
8860 SE Flavel St Unit 46 Portland, OR	2.0	1.0	806	$1,469	$1.82	44d	1	1.37mi

Listing history 4 events

1. 2026-06-02
   days on market $125,000 Active 103 DOM
2. 2026-06-01
   days on market $125,000 Active 102 DOM
3. 2026-05-31
   days on market $125,000 Active 101 DOM
4. 2026-02-19
   listed $125,000 Active 228-char remark

   Show marketing remark (228 chars)

   Comfortable manufactured home with ample and new kitchen, 3 bedrooms, 2 full bath, wood flooring throughout the house, Bedroom in the back could be used as a Studio. A/C, newer electrical wires and panel insulation all around.

ⓘ 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 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,006
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$3,636
• Taxable income: $5,347
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $5,735/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: North Clackamas SD 12
• NCES district ID: 4108830
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 43% ▼ -13.00%
• Median HH income: $60,217
• Composite: 32.1/100
• National rank: #5807
• State rank: #22 of 58 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

• County: Clackamas County · 361,406 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 36,398
• Household income: $83,119
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1823.0

Population outlook (Clackamas County) Hauer SSP2

• Today (2025): 458,456 people
• By 2030: 485,185 · +5.8%
• By 2040: 532,932 · +16.2%
• By 2050: 574,445 · +25.3%
• By 2075: 665,497 · +45.2%
• By 2100: 697,488 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 12% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% Arabic 1%

Political lean MEDSL · Clackamas

• 2024 margin: Lean D (+9.7) · D 53.4% · R 43.6% · Other 3.0%
• 2008→2024 swing: -0.6pp no change · 2008: 10.4pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+11.1 2016: D+6.1 2012: D+3.5 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -447.07%
• Current HPI: 306.8458
• Rent YoY: ▼ -0.82%
• 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

• 2026-02-19 Listed $125,000 RMLS

Property tax history

+3.2%/yr

Latest (2018): $188 · +10.9% YoY. Source: county tax records.