27677 SE Wally Rd · Boring, OR 97009

$325,000

3 bd · 2.0 ba · 1,720 sqft · SingleFamily · 7 Days on market

Built 1992 1.37 ac lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic property for an investor, builder or home buyer looking for a nice home with immediate equity on 1+ acres. You can update the current home or start over and build your dream home. This manufactured home is set on 1.37 private acres offering space, comfort, and a peaceful country feel and has 3-bedrooms, 2-bathrooms. It features a spacious living room with vaulted ceilings and a large picture window that fills the space with natural light, flowing seamlessly into the dining area. The kitchen offers an eat bar and lots of cupboard storage, perfect for everyday living and entertaining. A separate family room with vaulted ceilings and sliding doors opens to the back deck, creating gre

Key facts

• Private acres
• Large picture window
• Back deck

Tags

• PRIVATE ACRES
• SPACIOUS LIVING ROOM
• LARGE PICTURE WINDOW
• LOTS OF CUPBOARD STORAGE
• SEPARATE FAMILY ROOM
• BACK DECK

Property features AI

Finance

• Other: Property offers territorial views; Zoned RA1
• HOA & community: No senior community

Exterior

• Parking: Driveway; RV parking and RV access; Detached 1-car garage; Total parking for 1 vehicle (garage) plus RV space
• Utilities: Public water; Septic tank and sand filtered sewer; Electricity
• Home design: Residential manufactured home on real property; Single-story/main level living; Resale property; Built in 1992
• Construction: Built in 1992
• Exterior features: Deck; Yard; Territorial view; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Range hood; Eat bar
• Bedrooms: Primary bedroom on main level with vaulted ceiling, walk-in closet and attached bathroom; Second bedroom on main level with closet; Third bedroom on main level with closet
• Flooring: Wall-to-wall carpet; Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric hot water; Heating described as other (no central heating indicated); No cooling
• Interior features: Ceiling fans; Vaulted ceilings; Laundry area; Built-in features in laundry; Exterior entry from laundry
• Laundry & utility: Main-level laundry with exterior entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (3.4% below list).
• Recommended offer: $314k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Oregon Trail SD 46 (town): math 47% / reading 64% proficiency, ranked #12 of 183 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Naas Elementary School (345 students, 47% FRL); Boring Middle School (405 students, 34% FRL); Sandy High School (1,440 students, 32% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $313,978 (3.4% 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. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $796,360
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27800 SE Sylvian Way	0.49mi	3/3.0	1,760 (+2%)	10mo	$615,000	$349	61
28471 SE Andy St	0.54mi	3/3.0	1,556 (-10%)	8mo	$760,000	$488	48
28970 SE Church Rd	0.71mi	3/3.0	1,618 (-6%)	8mo	$695,000	$430	47
28810 SE Church Rd	0.66mi	3/2.0	1,511 (-12%)	23mo	$699,000	$463	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-17,510
• Equity at exit: $48,459

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $29,606
• Equity at exit: $28,100

Cash invested: $91,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97009

• Active inventory: 38
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,140 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $554

Break-even live

Break-even rent $2,438

Max offer price $325,000

Occupancy floor 77%

Sensitivity live

Price	-10% $738	-5% $646	+0% $554	+5% $462	+10% $370
Rent	-10% $306	-5% $430	+0% $554	+5% $678	+10% $802
Rate	-1.0pp $718	-0.5pp $637	base $554	+0.5pp $470	+1.0pp $384

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   listed $325,000 Active

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

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $1,037 · $86/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$2,116/yr (+$176/mo · 204.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,677
• − Mortgage interest: −$18,205
• − Property taxes: −$1,037
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − Depreciation: −$9,455
• Taxable income: $1,328
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $6,333/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: Oregon Trail SD 46
• NCES district ID: 4110890
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $61,406
• Composite: 50.19/100
• National rank: #4075
• State rank: #12 of 183 in OR

Livability — Boring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Boring, OR
• Population (ZIP): 7,877

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 3% Slovak 3% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -238.15%
• Current HPI: 307.0405
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-04-16 Pending — RMLS
• 2026-04-09 Listed $325,000 RMLS

Property tax history

+4.1%/yr

Latest (2025): $1,037 · +4.6% YoY. Source: county tax records.