13055 SE Stark St #5 · Portland, OR 97233

$65,000

3 bd · 1.0 ba · 728 sqft · Manufactured · 9 Days on market

Built 1976 Fair condition Est $92k · 30% under

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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 +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and comfortable 3-bedroom, 1-bath manufactured home located in a well-maintained Portland community. This home offers a functional floor plan with a fully equipped kitchen featuring ample cabinet and counter space, a spacious living area, and convenient in-home laundry. The full bathroom is centrally located and easily accessible from all bedrooms. Outside, you'll find a covered carport plus a large storage area, providing plenty of room for parking, tools, hobbies, and seasonal items. A great opportunity for affordable homeownership with easy access to shopping, dining, parks, and major commuter routes.

Key facts

• Large storage area
• In-home laundry
• Covered carport

Tags

• FULLY EQUIPPED KITCHEN
• IN-HOME LAUNDRY
• COVERED CARPORT
• LARGE STORAGE AREA
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Property is resale; Main living area approximately 728 square feet
• Financial info: Details not provided
• HOA & community: Located in a lot-rent community with monthly lot rent of $1,100; Land lease present (lease expires June 11, 2026)

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Electric fuel; Public water; Public sewer
• Home design: Manufactured home in park; Single-story (main level living); Built in 1976; No notable view
• Construction: Metal siding construction; Built in 1976
• Exterior features: Metal siding; Located in a manufactured home park

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Range hood; Tile flooring in kitchen
• Bedrooms: Primary bedroom on main level with closet; Second bedroom on main level with ceiling fan, closet, wall-to-wall carpet (9' x 10'); Third bedroom on main level with exterior entry, closet, wall-to-wall carpet (10' x 7')
• Flooring: Hardwood floors in living areas; Tile in kitchen; Wall-to-wall carpet in bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Ceiling fans; Hardwood floors; Wall-to-wall carpet; Soaking tub; Laundry area; Washer and dryer included
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 20.6% 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: Menlo Park Elementary School (383 students, 78% FRL); Floyd Light Middle School (635 students, 78% FRL); David Douglas High School (2,698 students, 73% FRL).
• Market conditions: Rents flat; 155 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $449 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 + 1.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.38% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.95%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $92,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13045 SE Stark St	0.04mi	2/1.0 (-1)	696 (-4%)	2mo	$35,000	$50	84
13045 SE Stark St #103	0.04mi	3/1.0	684 (-6%)	13mo	$87,000	$127	77

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 · 0.96% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 2.96×
• Total profit: $35,599
• Equity at exit: $9,692

10-year hold

• IRR: 51.3%
• Equity multiple: 5.52×
• Total profit: $82,217
• Equity at exit: $5,620

Cash invested: $18,200 (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 97233

• Rents YoY: 1.0%
• Active inventory: 155
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $773

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $818	-5% $795	+0% $773	+5% $750	+10% $728
Rent	-10% $651	-5% $712	+0% $773	+5% $834	+10% $895
Rate	-1.0pp $806	-0.5pp $789	base $773	+0.5pp $756	+1.0pp $739

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13110 SE Stark St Unit 02 Portland, OR	2.0	1.0	750	$1,450	$1.93	45d	1	0.04mi
13110 SE Stark St Unit 13 Portland, OR	2.0	1.0	750	$1,375	$1.83	5d	1	0.04mi
12621 SE Stark St Portland, OR	1.0–2.0	1.0	564	$1,131	$2.01	45d	1	0.21mi
12636 SE Alder St Portland, OR	1.0–2.0	1.0–2.0	840	$1,550	$1.85	4d	3	0.26mi
13625 SE Stark St Portland, OR	1.0–2.0	1.0–1.5	787	$1,500	$1.90	9d	5	0.30mi
12026 SE Ash St Unit 207 Portland, OR	2.0	1.0	700	$1,200	$1.71	25d	1	0.51mi
12026 SE Ash St Apt 213 Portland, OR	2.0	1.0	700	$1,350	$1.93	13d	1	0.51mi
12026 SE Ash St Unit 214 Portland, OR	2.0	1.0	700	$1,300	$1.86	45d	1	0.51mi
220 SE 143rd Ave Portland, OR	2.0	1.0	700	$1,375	$1.96	45d	1	0.67mi
12094 SE Market St Portland, OR	2.0	2.0	700	$1,800	$2.57	45d	1	0.72mi
2016 SE 122nd Ave Portland, OR	1.0–2.0	1.0–1.5	881	$1,875	$2.13	13d	9	0.82mi
2016 SE 122nd Ave Portland, OR	1.0–2.0	1.0–1.5	881	$1,875	$2.13	9d	9	0.82mi
865 NE 122nd Ave Portland, OR	1.0–2.0	1.0–2.0	800	$1,395	$1.74	0d	1	0.83mi
177 NE 147th Ave Portland, OR	1.0–2.0	1.0–2.0	660	$1,570	$2.38	5d	2	0.88mi
14755 NE Couch St Portland, OR	1.0–2.0	1.0–2.5	1090	$1,950	$1.79	4d	3	0.93mi
460 NE 147th Ave Portland, OR	2.0	1.0	580	$1,375	$2.37	45d	1	0.98mi
131-149 SE 151st Ave Unit 145-02 Portland, OR	2.0	1.0	700	$1,095	$1.56	9d	1	0.98mi
583 NE 113th Ave Portland, OR	2.0	2.0	700	$1,895	$2.71	16d	1	1.01mi
12815 SE Division St Unit 12809 Portland, OR	2.0	1.0	700	$1,325	$1.89	21d	1	1.02mi
12815 SE Division St Unit 12811 Portland, OR	2.0	1.0	700	$1,300	$1.86	25d	1	1.02mi
12815 SE Division St Portland, OR	2.0	1.0	700	$1,300	$1.86	45d	2	1.02mi
441 SE 111th Ave Portland, OR	2.0	1.0	740	$1,510	$2.04	25d	6	1.03mi
525 NE 113th Ave Portland, OR	2.0	1.0	700	$1,450	$2.07	16d	1	1.03mi
13210 SE Division St Portland, OR	2.0	1.0	660	$1,495	$2.27	16d	1	1.08mi
10610 E Burnside St Portland, OR	2.0	1.0	720	$1,245	$1.73	45d	1	1.24mi
10570 SE Cherry Blossom Dr Portland, OR	1.0–3.0	1.0–1.5	879	$1,717	$1.95	0d	7	1.28mi
2609 SE 145th Ave Unit E-39 Portland, OR	2.0	1.0	750	$1,299	$1.73	45d	1	1.31mi
2609 SE 145th Ave Unit A-09 Portland, OR	2.0	1.0	750	$1,299	$1.73	25d	1	1.31mi
10451 E Burnside St Portland, OR	2.0	1.0	677	$1,543	$2.28	0d	7	1.31mi
10320 SE Pine St Portland, OR	1.0–3.0	1.0–2.0	977	$2,496	$2.55	0d	16	1.36mi
11211 NE Weidler St Portland, OR	2.0	1.0	642	$1,495	$2.33	4d	4	1.38mi
15847 SE Stark St Portland, OR	1.0–2.0	1.0	750	$1,295	$1.73	45d	4	1.39mi
11177 NE Weidler St Portland, OR	2.0–3.0	1.0–2.0	854	$1,795	$2.10	45d	1	1.43mi
14992 SE Division St Portland, OR	1.0–3.0	1.0	726	$1,350	$1.86	17d	3	1.45mi
10728 NE Halsey St Portland, OR	1.0–2.0	1.0	661	$1,425	$2.15	0d	4	1.50mi

Listing history 7 events

1. 2026-06-21
   days on market $65,000 Active 9 DOM
2. 2026-06-18
   days on market $65,000 Active 6 DOM
3. 2026-06-17
   days on market $65,000 Active 5 DOM
4. 2026-06-16
   days on market $65,000 Active 4 DOM
5. 2026-06-15
   days on market $65,000 Active 3 DOM
6. 2026-06-13
   remarks 622-char remark
7. 2026-06-13
   listed $65,000 Active 1 DOM

ⓘ 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,562
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$1,891
• Taxable income: $8,760
• Est. tax owed @ 24.0%: −$2,102
• After-tax cash flow: $7,171/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Painting, updating interior walls, landscaping, and minor kitchen and bathroom improvements can significantly enhance its appeal and worth.

Repairs flagged

• Moderate Kitchen cabinets — Worn and need replacement or refinishing.
• Moderate Bathroom fixtures — Worn and need replacement or refinishing.
• Moderate Exterior siding — Discolored and needs repainting.
• Moderate Interior walls — Paint chipping and needs repainting.
• Moderate Windows — Frames show wear and need repainting or replacement.
• Moderate Landscaping — Overgrown and needs trimming and landscaping improvements.

Value-add opportunities

• Both Painting and updating interior walls — Fresh paint and updated decor can significantly improve the home's appearance and value.
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can increase both resale and rental value.
• Both HVAC maintenance and minor repairs — A functional HVAC system is essential for comfort and can improve both resale and rental value.
• Both Kitchen and bathroom updates — Fresh, updated kitchens and bathrooms can significantly improve the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and need replacement or refinishing.	Moderate	$3,000–15,000
Bathroom fixtures · Worn and need replacement or refinishing.	Moderate	$3,000–15,000
Exterior siding · Discolored and needs repainting.	Moderate	$3,000–15,000
Interior walls · Paint chipping and needs repainting.	Moderate	$3,000–15,000
Windows · Frames show wear and need repainting or replacement.	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming and landscaping improvements.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both Painting and updating interior walls — Fresh paint and updated decor can significantly improve the home's appearance and value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can increase both resale and rental value. ↑
• Both HVAC maintenance and minor repairs — A functional HVAC system is essential for comfort and can improve both resale and rental value. ↑
• Both Kitchen and bathroom updates — Fresh, updated kitchens and bathrooms can significantly improve the home's value and appeal to potential buyers or renters. ↑

ⓘ 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): 36,236
• Household income: $60,198
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2541.0

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 23% Two or more races 13% Asian 9% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 4% Portuguese 3% Subsaharan African 3%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 18% Russian/Polish/Slavic 7% Other Asian/Pacific 3%

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: ▼ -493.14%
• Current HPI: 302.1015
• Rent YoY: ▲ 0.96%
• 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

• 2026-06-12 Listed $65,000 RMLS