13141 SE Powell Blvd #18 · Portland, OR 97236

$125,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 4 Days on market

Built 1987 Est $163k · 23% 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 +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely well- maintained home with open floor plan in the home located in a friendly neighborhood park. Accessible to shopping and restaurants, highways. Located on a plot that offers a back yard.

Key facts

• Open floor plan
• Back yard
• Built 1987

Tags

• OPEN FLOOR PLAN
• BACK YARD

Property features AI

Finance

• Financial info: Land lease on the space (monthly lot rent); land lease expires January 31, 2027
• HOA & community: Park Place Mobile Home Park community; Pet restrictions: contact the park

Exterior

• Parking: Driveway and off-street parking; Carport
• Utilities: Electric service and electric fuel; Public water; Public sewer; Internet: Cable and DSL
• Home design: Manufactured home in a park (Tamarak model by Tamarak/Champion Homes); Single-story / one level; City, park/greenbelt and trees/woods views
• Construction: Built in 1987; Skirting foundation; Composition roof
• Exterior features: Covered deck and deck; Yard; T-111 siding; Trees on the lot; Located on leased land in a mobile home park; Road access includes gravel and paved surfaces

Interior

• Kitchen: Dishwasher; Free‑standing range; Microwave
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Heat pump heating; Hot water heating; Heat pump cooling
• Interior features: Accessible home with main-floor bedroom and bath; Accessible bathroom cabinets; One-level layout; Double-pane windows; Crawl space and storage space in the foundation
• Laundry & utility: Electric tank hot water

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 15.6% 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: Lincoln Park Elementary School (465 students, 82% FRL); Ron Russell Middle School (770 students, 77% FRL); David Douglas High School (2,698 students, 73% FRL).
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 37% 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 $864 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 + 1.6% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $125,000

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. 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?
3. 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.
4. 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.
5. 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: 1.85% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.07%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $162,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13443 SE Pardee Dr #3	0.65mi	3/2.0	1,620 (-12%)	2mo	$142,000	$88	48

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: 26.7%
• Equity multiple: 2.09×
• Total profit: $38,090
• Equity at exit: $18,638

10-year hold

• IRR: 33.5%
• Equity multiple: 3.86×
• Total profit: $99,941
• 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 97236

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $965

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 53%

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3315 SE 127th Pl Unit 1 Portland, OR	2.0	1.0	1346	$1,595	$1.18	11d	1	0.27mi
12550 SE Powell Blvd Portland, OR	1.0–3.0	1.0–2.0	1075	$2,300	$2.14	3d	2	0.28mi
3745-3749 SE 127th Pl Unit 3749 Portland, OR	3.0	2.5	1467	$2,195	$1.50	8d	1	0.32mi
3883 SE 136th Ave Portland, OR	4.0	2.5	1660	$2,400	$1.45	44d	1	0.32mi
12616 SE Taggart St Portland, OR	3.0	1.5	1329	$2,295	$1.73	8d	1	0.35mi
2658 SE 125th Ave Unit 2654 Portland, OR	3.0	2.5	1378	$2,195	$1.59	3d	1	0.42mi
13448 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	3d	1	0.43mi
13450 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	44d	1	0.44mi
3223 SE 122nd Ave Unit A-B Portland, OR	4.0	2.5	1572	$2,495	$1.59	44d	1	0.50mi
12625 SE Division St Unit B Portland, OR	3.0	2.5	1420	$2,395	$1.69	24d	1	0.56mi
13515 SE Holgate Blvd Portland, OR	3.0	2.0	2160	$2,495	$1.16	44d	1	0.64mi
3810 SE 117th Pl Portland, OR	3.0	2.5	1378	$2,445	$1.77	24d	1	0.72mi
4632 SE 122nd Ave Unit D Portland, OR	4.0	2.0	2500	$2,800	$1.12	44d	1	0.80mi
4904 SE 122nd Ave Portland, OR	3.0	3.0	1504	$4,400	$2.93	44d	1	0.91mi
14915 SE Woodward St Portland, OR	4.0	2.0	1608	$2,850	$1.77	2d	1	0.92mi
12220 SE Mill St Portland, OR	3.0	2.0	1573	$2,550	$1.62	24d	1	0.92mi
15075 SE Powell Blvd Apt 4 Portland, OR	3.0	3.5	1500	$2,395	$1.60	44d	1	0.98mi
15075 SE Powell Blvd Portland, OR	3.0	3.5	1500	$2,295	$1.53	4d	3	0.98mi
5329 SE 137th Ave Portland, OR	3.0	2.5	1559	$2,250	$1.44	24d	1	0.98mi
5344 SE 137th Ave Portland, OR	3.0	2.5	1600	$2,395	$1.50	18d	1	0.99mi
11938 SE Market St Portland, OR	3.0	2.5	1578	$2,500	$1.58	44d	1	1.09mi
5524 SE 140th Pl Portland, OR	4.0	3.0	1584	$3,050	$1.93	17d	1	1.15mi
11795 SE Market St Unit 11795 Portland, OR	2.0	1.5	1250	$1,800	$1.44	44d	1	1.18mi
13726 SE Reedway St Portland, OR	3.0	2.5	1817	$2,295	$1.26	44d	1	1.18mi
2623 SE 109th Ave Portland, OR	3.0	3.5	1580	$2,500	$1.58	4d	1	1.23mi
14909 SE Mill St Portland, OR	3.0	1.0	1550	$2,495	$1.61	20d	1	1.24mi
2611 SE 105th Ave Portland, OR	3.0	2.5	1340	$2,299	$1.72	44d	1	1.40mi
6130 SE 128th Ave Apt B Portland, OR	3.0	2.0	1500	$1,999	$1.33	8d	1	1.40mi
11739 SE Yamhill St Portland, OR	3.0	2.5	1600	$2,450	$1.53	44d	1	1.44mi
5010 SE 108th Ave Portland, OR	3.0	2.0	1400	$2,350	$1.68	44d	1	1.46mi

Listing history 5 events

1. 2026-06-18
   days on market $125,000 Active 4 DOM
2. 2026-06-17
   days on market $125,000 Active 3 DOM
3. 2026-06-16
   days on market $125,000 Active 2 DOM
4. 2026-06-15
   remarks 195-char remark
5. 2026-06-15
   listed $125,000 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,774
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$3,636
• Taxable income: $10,192
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $9,129/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: 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

1 event — show timeline

• 2026-06-14 Listed $125,000 RMLS

Property tax history

-7.0%/yr

Latest (2025): $145 · +38.3% YoY. Source: county tax records.