23200 NE Sandy Blvd #52 · Wood Village, OR 97060

$129,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 71 Days on market

Built 1996 $120/sqft · 80% above area

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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 +9.5/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 2-bathroom manufactured home situated on a corner lot in Wood Village, Oregon. Offering a functional and comfortable layout, this home provides a great opportunity for those looking for space, convenience, and value.Inside, you’ll find a practical floor plan designed for everyday living, with a natural flow between the main living areas. The bedrooms are well-sized, and the two full bathrooms add to the home’s overall comfort and usability.Step outside to a nice-sized backyard, perfect for relaxing or creating your own outdoor space. Whether you’re looking to garden or simply enjoy some fresh air, this yard offers plenty of potential. The property also includes a covered carport for convenient parking, along with a separate storage shed for tools, seasonal items, or extra storage needs.Located in Wood Village, this home offers easy access to nearby shopping, dining, parks, and I-84, making daily errands and commuting simple and convenient.With a space rent of only $980 per month, this home presents an affordable opportunity to enjoy comfortable living in a growing community.Don’t miss your chance to make this home your own. Schedule a showing today!

Key facts

• Covered carport
• Nice sized backyard
• Corner lot

Tags

• CORNER LOT
• NICE SIZED BACKYARD
• COVERED CARPORT
• SEPARATE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 89/100 on livability (#5 in OR, #114 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools D+.
• Reynolds SD 7 (suburban): math 21% / reading 36% proficiency, ranked #162 of 183 in OR (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-5.8%/yr); 71 active listings in the ZIP; 33 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; 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.45% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

• ARV (median comp): $82,900
• List price: $129,900
• Delta: 56.69%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23140 NE Halsey St	0.42mi	2/2.0 (-1)	924 (-14%)	1mo	$82,900	$90	50
23144 NE Halsey St #7	0.46mi	2/2.0 (-1)	924 (-14%)	20mo	$92,500	$100	33
23138 NE Halsey St #9	0.42mi	2/2.0 (-1)	924 (-14%)	23mo	$99,000	$107	32
1440 NE 223rd Ave #111	0.73mi	2/2.0 (-1)	924 (-14%)	20mo	$66,000	$71	21

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: 13.4%
• Equity multiple: 1.52×
• Total profit: $18,777
• Equity at exit: $19,369

10-year hold

• IRR: 20.0%
• Equity multiple: 2.47×
• Total profit: $53,289
• Equity at exit: $11,231

Cash invested: $36,372 (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 97060

• Rents YoY: -5.8%
• Active inventory: 71
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$681
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $713

Break-even live

Break-even rent $980

Max offer price $129,900

Occupancy floor 57%

Sensitivity live

Price	-10% $786	-5% $749	+0% $713	+5% $676	+10% $639
Rent	-10% $564	-5% $638	+0% $713	+5% $787	+10% $861
Rate	-1.0pp $778	-0.5pp $746	base $713	+0.5pp $679	+1.0pp $645

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22701 NE Halsey St Unit FO221 Fairview, OR	2.0	2.0	820	$1,458	$1.78	44d	1	0.43mi
22701 NE Halsey St Unit FO1101 Fairview, OR	2.0	2.0	965	$1,511	$1.57	24d	1	0.43mi
22701 NE Halsey St Unit FO222 Fairview, OR	2.0	2.0	965	$1,511	$1.57	44d	1	0.43mi
22701 NE Halsey St Unit FO182 Fairview, OR	2.0	1.0	820	$1,458	$1.78	44d	1	0.43mi
22620 NE Hancock St Fairview, OR	2.0	2.0	1196	$1,995	$1.67	22d	1	0.44mi
23901 NE Halsey St Wood Village, OR	2.0–3.0	1.0–2.0	1012	$1,495	$1.48	15d	4	0.44mi
22920 NE Halsey St Wood Village, OR	2.0	1.0	784	$1,500	$1.91	24d	1	0.47mi
22199 NE Sandy Blvd Fairview, OR	2.0	1.0–2.0	707	$2,200	$3.11	3d	27	0.58mi
230 Lincoln St Apt 116 Fairview, OR	2.0	1.5	864	$1,595	$1.85	22d	1	0.63mi
1303 NE 238th Dr Unit 1303 Wood Village, OR	2.0	1.0	833	$1,645	$1.97	24d	1	0.64mi
230 Lincoln St Fairview, OR	2.0	1.5	864	$1,595	$1.85	18d	1	0.65mi
22025 NE Halsey St Fairview, OR	1.0–2.0	1.0–2.0	841	$1,795	$2.13	11d	1	0.72mi
320 Lincoln St Fairview, OR	2.0	1.0	950	$1,395	$1.47	44d	1	0.72mi
22100 NE Halsey St Fairview, OR	1.0–3.0	1.0–2.0	1003	$2,395	$2.39	3d	10	0.82mi
22032 NE Chinook Way Apt A Fairview, OR	2.0	2.5	1150	$1,995	$1.73	44d	1	0.86mi
22032 NE Chinook Way Unit B Fairview, OR	2.0	2.5	1150	$2,045	$1.78	8d	1	0.86mi
609 Lincoln St Unit 609 Fairview, OR	3.0	2.5	1100	$2,250	$2.05	44d	1	0.87mi
21933 NE Chinook Way Fairview, OR	1.0–3.0	1.0–2.5	874	$2,315	$2.65	2d	8	0.92mi
1497 NE Market Dr Fairview, OR	2.0	2.0	1136	$1,750	$1.54	44d	1	0.96mi
1650 NE Market Dr Fairview, OR	1.0–2.0	1.0	741	$1,895	$2.56	2d	3	1.01mi
2530 SW Cherry Park Rd Unit A-304 Troutdale, OR	2.0	2.0	955	$1,695	$1.77	24d	1	1.18mi
2530 SW Cherry Park Rd Troutdale, OR	1.0–3.0	1.0–2.0	964	$2,550	$2.65	2d	4	1.20mi
2530 SW Cherry Park Rd Unit G-251 Troutdale, OR	2.0	2.0	955	$1,795	$1.88	21d	1	1.21mi
2530 SW Cherry Park Rd Unit G-151 Troutdale, OR	2.0	2.0	955	$1,895	$1.98	24d	1	1.21mi
1675 SW Cherry Park Rd Troutdale, OR	3.0–4.0	2.5–3.0	1466	$2,695	$1.84	2d	3	1.28mi
673 SW Halsey Loop Troutdale, OR	1.0–3.0	1.0–2.0	977	$2,645	$2.71	2d	1	1.32mi
1323 SW Cherry Park Rd Troutdale, OR	1.0–2.0	1.0	716	$1,995	$2.79	2d	5	1.35mi
639 SW 257th Dr Troutdale, OR	1.0–3.0	1.0–2.0	1093	$1,862	$1.70	2d	6	1.35mi
20454 NE Sandy Blvd Apt B26 Fairview, OR	2.0	2.0	950	$1,722	$1.81	21d	7	1.35mi
2667 NE 205th Ave Fairview, OR	3.0	2.0	1115	$1,950	$1.75	24d	1	1.36mi
20454 NE Sandy Blvd Fairview, OR	2.0	2.0	950	$1,450	$1.53	3d	4	1.37mi
530 SW Halsey Loop Troutdale, OR	2.0	1.5	960	$1,750	$1.82	2d	1	1.39mi
700 SW Halsey St Troutdale, OR	2.0	1.0–2.0	911	$1,550	$1.70	2d	5	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $129,900 Active 71 DOM
2. 2026-06-17
   days on market $129,900 Active 70 DOM
3. 2026-06-16
   days on market $129,900 Active 69 DOM
4. 2026-06-15
   days on market $129,900 Active 68 DOM
5. 2026-06-13
   days on market $129,900 Active 66 DOM
6. 2026-06-13
   days on market $129,900 Active 65 DOM
7. 2026-06-09
   days on market $129,900 Active 62 DOM
8. 2026-06-08
   days on market $129,900 Active 61 DOM
9. 2026-06-07
   days on market $129,900 Active 60 DOM
10. 2026-06-03
    days on market $129,900 Active 56 DOM
11. 2026-06-02
    days on market $129,900 Active 55 DOM
12. 2026-06-01
    days on market $129,900 Active 54 DOM
13. 2026-05-31
    days on market $129,900 Active 53 DOM
14. 2026-04-07
    listed $129,900 Active 1218-char remark

    Show marketing remark (1218 chars)

    Welcome to this 3-bedroom, 2-bathroom manufactured home situated on a corner lot in Wood Village, Oregon. Offering a functional and comfortable layout, this home provides a great opportunity for those looking for space, convenience, and value.Inside, you’ll find a practical floor plan designed for everyday living, with a natural flow between the main living areas. The bedrooms are well-sized, and the two full bathrooms add to the home’s overall comfort and usability.Step outside to a nice-sized backyard, perfect for relaxing or creating your own outdoor space. Whether you’re looking to garden or simply enjoy some fresh air, this yard offers plenty of potential. The property also includes a covered carport for convenient parking, along with a separate storage shed for tools, seasonal items, or extra storage needs.Located in Wood Village, this home offers easy access to nearby shopping, dining, parks, and I-84, making daily errands and commuting simple and convenient.With a space rent of only $980 per month, this home presents an affordable opportunity to enjoy comfortable living in a growing community.Don’t miss your chance to make this home your own. Schedule a showing today!

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$794/yr (+$66/mo · 170.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,585
• − Mortgage interest: −$7,276
• − Property taxes: −$466
• − Insurance: −$650
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,779
• Taxable income: $6,800
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $6,920/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: Reynolds SD 7
• NCES district ID: 4110520
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $45,502
• Composite: 27.4/100
• National rank: #12399
• State rank: #162 of 183 in OR

Livability — Wood Village

• Score: 89/100
• State rank: #5
• US rank: #114

Category grades

Amenities A+ Commute A+ Cost of living A- Crime C+ Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wood Village, OR
• County: Multnomah County · 786,692 people
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 21,649
• Household income: $88,279
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 612.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 11% Asian 4% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 2% Slovak 2% Italian 2%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 16% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -230.60%
• Current HPI: 300.7577
• Rent YoY: ▼ -5.82%
• 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

• 2026-04-07 Listed $129,900 RMLS

Property tax history

+0.1%/yr

Latest (2016): $466 · +15.9% YoY. Source: county tax records.