9336 N Lombard St · Portland, OR 97203

$459,900

4 bd · 1.5 ba · 1,668 sqft · SingleFamily public records · 23 Days on market

Built 1916 5,227 sqft lot $276/sqft · at area comps Est $601k · 24% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1916 Craftsman blending classic character with thoughtful updates. This 2-story home offers 4 bedrooms upstairs, a versatile main-level office, and 3.5 bathrooms across 2,168 sq ft of living space. Original woodwork, built-ins, and hardwood floors bring warmth and timeless appeal, while updates include a newer roof, updated electrical (Romex), modernized plumbing (copper/CPVC/Pex), vinyl double-pane windows, and refreshed interior and exterior paint.The kitchen features butcher block countertops and updated flooring, complemented by functional layout and natural light. Bathrooms have been refreshed with updated fixtures, and the home offers a flexible floor plan to fit a variety of living needs.Outside, enjoy a paved driveway (2012), RV parking and hookups, and a spacious backyard with detached flex space with power and plumbing—ideal for a home office, studio, or creative use. Certified Backyard Habitat landscaping adds to the charm and usability of the outdoor space.Previously used as a rental and now vacant, this home presents a strong opportunity for an owner-occupant or investor to step in and make it their own. Classic architecture, usable space, and upside potential all in one.

Key facts

• Updated electrical
• Newer roof
• Modernized plumbing

Tags

• ORIGINAL WOODWORK
• BUILT-INS
• HARDWOOD FLOORS
• NEWER ROOF
• UPDATED ELECTRICAL
• MODERNIZED PLUMBING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $383k (16.8% below list).
• Recommended offer: $383k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Portland SD 1J (urban): math 46% / reading 58% proficiency, ranked #23 of 183 in OR (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.1%/yr); 205 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $3,828/mo this rent would consume 58% of the median local household income ($79k/yr) (locally 1401% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; list at $460k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $382,845 (16.8% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $601,318
• List price: $459,900
• Delta: -23.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9116 N Syracuse St	0.14mi	3/1.0 (-1)	1,635 (-2%)	7mo	$429,000	$262	78
9816 N Central St	0.28mi	3/2.0 (-1)	1,624 (-3%)	5mo	$465,000	$286	71
9945 N Lombard St	0.33mi	3/2.0 (-1)	1,567 (-6%)	2mo	$449,900	$287	66
7217 N Catlin Ave	0.09mi	4/3.0	1,460 (-12%)	6mo	$525,000	$360	64
9953 N Central St	0.37mi	4/1.0	1,453 (-13%)	8mo	$440,000	$303	53
8007 N Hudson St	0.60mi	3/2.0 (-1)	1,790 (+7%)	3mo	$589,900	$330	50
9635 N Seneca St	0.39mi	3/1.0 (-1)	1,813 (+9%)	14mo	$433,500	$239	49
9007 N Smith St	0.33mi	3/2.0 (-1)	1,878 (+13%)	12mo	$435,000	$232	47
8334 N Fessenden St	0.53mi	4/2.0	1,513 (-9%)	14mo	$436,465	$288	46
7805 N Smith St	0.71mi	3/2.0 (-1)	1,523 (-9%)	0mo	$500,000	$328	45
9607 N Pier Park Pl	0.50mi	3/3.0 (-1)	1,486 (-11%)	8mo	$505,000	$340	41
9619 N Kalmar St	0.55mi	3/3.0 (-1)	1,458 (-13%)	5mo	$490,000	$336	38

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-72,108
• Equity at exit: $68,573

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-69,260
• Equity at exit: $39,764

Cash invested: $128,772 (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 97203

• Rents YoY: 2.1%
• Active inventory: 205
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,828 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$328 /mo · $3,940/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$804
• Net cashflow: $93

Break-even live

Break-even rent $3,711

Max offer price $459,900

Occupancy floor 93%

Sensitivity live

Price	-10% $353	-5% $223	+0% $93	+5% $-37	+10% $-168
Rent	-10% $-210	-5% $-58	+0% $93	+5% $244	+10% $395
Rate	-1.0pp $324	-0.5pp $210	base $93	+0.5pp $-26	+1.0pp $-148

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6824 N Catlin Ave Portland, OR	3.0	3.0	1600	$5,995	$3.75	24d	1	0.21mi
6824 N Catlin Ave Unit A Portland, OR	3.0	2.5	1600	$5,995	$3.75	24d	1	0.21mi
9833 N Lombard St Unit 9833 Portland, OR	5.0	2.0	1800	$2,495	$1.39	44d	1	0.28mi
9626 N Seneca St Portland, OR	3.0	1.0	1100	$2,500	$2.27	44d	1	0.38mi
7937 N Fessenden St Unit 7927 Portland, OR	3.0	1.0	1075	$1,945	$1.81	24d	1	0.70mi
7731 N Decatur St Portland, OR	3.0	2.5	1522	$2,995	$1.97	12d	1	0.85mi
6815 N Sky St Portland, OR	3.0	2.0	1206	$2,895	$2.40	44d	1	1.21mi
6842 N Mears St Portland, OR	3.0	2.5	1580	$2,895	$1.83	44d	1	1.25mi

Listing history 14 events

1. 2026-05-03
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   Charming 1916 Craftsman blending classic character with thoughtful updates. This 2-story home offers 4 bedrooms upstairs, a versatile main-level office, and 3.5 bathrooms across 2,168 sq ft of living space. Original woodwork, built-ins, and hardwood floors bring warmth and timeless appeal, while updates include a newer roof, updated electrical (Romex), modernized plumbing (copper/CPVC/Pex), vinyl double-pane windows, and refreshed interior and exterior paint.The kitchen features butcher block countertops and updated flooring, complemented by functional layout and natural light. Bathrooms have been refreshed with updated fixtures, and the home offers a flexible floor plan to fit a variety of living needs.Outside, enjoy a paved driveway (2012), RV parking and hookups, and a spacious backyard with detached flex space with power and plumbing—ideal for a home office, studio, or creative use. Certified Backyard Habitat landscaping adds to the charm and usability of the outdoor space.Previously used as a rental and now vacant, this home presents a strong opportunity for an owner-occupant or investor to step in and make it their own. Classic architecture, usable space, and upside potential all in one.

2. 2026-04-20
   price $459,900 1218-char remark

   Show marketing remark (1218 chars)

   Charming 1916 Craftsman blending classic character with thoughtful updates. This 2-story home offers 4 bedrooms upstairs, a versatile main-level office, and 3.5 bathrooms across 2,168 sq ft of living space. Original woodwork, built-ins, and hardwood floors bring warmth and timeless appeal, while updates include a newer roof, updated electrical (Romex), modernized plumbing (copper/CPVC/Pex), vinyl double-pane windows, and refreshed interior and exterior paint.The kitchen features butcher block countertops and updated flooring, complemented by functional layout and natural light. Bathrooms have been refreshed with updated fixtures, and the home offers a flexible floor plan to fit a variety of living needs.Outside, enjoy a paved driveway (2012), RV parking and hookups, and a spacious backyard with detached flex space with power and plumbing—ideal for a home office, studio, or creative use. Certified Backyard Habitat landscaping adds to the charm and usability of the outdoor space.Previously used as a rental and now vacant, this home presents a strong opportunity for an owner-occupant or investor to step in and make it their own. Classic architecture, usable space, and upside potential all in one.

3. 2026-04-17
   status Active 1218-char remark

   Show marketing remark (1218 chars)

   Charming 1916 Craftsman blending classic character with thoughtful updates. This 2-story home offers 4 bedrooms upstairs, a versatile main-level office, and 3.5 bathrooms across 2,168 sq ft of living space. Original woodwork, built-ins, and hardwood floors bring warmth and timeless appeal, while updates include a newer roof, updated electrical (Romex), modernized plumbing (copper/CPVC/Pex), vinyl double-pane windows, and refreshed interior and exterior paint.The kitchen features butcher block countertops and updated flooring, complemented by functional layout and natural light. Bathrooms have been refreshed with updated fixtures, and the home offers a flexible floor plan to fit a variety of living needs.Outside, enjoy a paved driveway (2012), RV parking and hookups, and a spacious backyard with detached flex space with power and plumbing—ideal for a home office, studio, or creative use. Certified Backyard Habitat landscaping adds to the charm and usability of the outdoor space.Previously used as a rental and now vacant, this home presents a strong opportunity for an owner-occupant or investor to step in and make it their own. Classic architecture, usable space, and upside potential all in one.

4. 2026-04-16
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   Charming 1916 Craftsman blending classic character with thoughtful updates. This 2-story home offers 4 bedrooms upstairs, a versatile main-level office, and 3.5 bathrooms across 2,168 sq ft of living space. Original woodwork, built-ins, and hardwood floors bring warmth and timeless appeal, while updates include a newer roof, updated electrical (Romex), modernized plumbing (copper/CPVC/Pex), vinyl double-pane windows, and refreshed interior and exterior paint.The kitchen features butcher block countertops and updated flooring, complemented by functional layout and natural light. Bathrooms have been refreshed with updated fixtures, and the home offers a flexible floor plan to fit a variety of living needs.Outside, enjoy a paved driveway (2012), RV parking and hookups, and a spacious backyard with detached flex space with power and plumbing—ideal for a home office, studio, or creative use. Certified Backyard Habitat landscaping adds to the charm and usability of the outdoor space.Previously used as a rental and now vacant, this home presents a strong opportunity for an owner-occupant or investor to step in and make it their own. Classic architecture, usable space, and upside potential all in one.

5. 2026-04-08
   listed $479,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   Charming 1916 Craftsman blending classic character with thoughtful updates. This 2-story home offers 4 bedrooms upstairs, a versatile main-level office, and 3.5 bathrooms across 2,168 sq ft of living space. Original woodwork, built-ins, and hardwood floors bring warmth and timeless appeal, while updates include a newer roof, updated electrical (Romex), modernized plumbing (copper/CPVC/Pex), vinyl double-pane windows, and refreshed interior and exterior paint.The kitchen features butcher block countertops and updated flooring, complemented by functional layout and natural light. Bathrooms have been refreshed with updated fixtures, and the home offers a flexible floor plan to fit a variety of living needs.Outside, enjoy a paved driveway (2012), RV parking and hookups, and a spacious backyard with detached flex space with power and plumbing—ideal for a home office, studio, or creative use. Certified Backyard Habitat landscaping adds to the charm and usability of the outdoor space.Previously used as a rental and now vacant, this home presents a strong opportunity for an owner-occupant or investor to step in and make it their own. Classic architecture, usable space, and upside potential all in one.

6. 2023-10-06
   historical
7. 2004-11-15
   soldstatus $144,900 285-char remark

   Show marketing remark (285 chars)

   Great craftsman bungalo with fir floors, lovely unpainted trim, pocket doors, and diamond paned windows. Fir floors under upstairs carpet. Off street parking. This would make a great owner occupied house or rental. Estamated rent is $1,100 per month. Cash flows as well as anything.

8. 2004-11-15
   soldstatus $144,900

   Show marketing remark (285 chars)

   Great craftsman bungalo with fir floors, lovely unpainted trim, pocket doors, and diamond paned windows. Fir floors under upstairs carpet. Off street parking. This would make a great owner occupied house or rental. Estamated rent is $1,100 per month. Cash flows as well as anything.

9. 2004-11-01
   historical 285-char remark

   Show marketing remark (285 chars)

   Great craftsman bungalo with fir floors, lovely unpainted trim, pocket doors, and diamond paned windows. Fir floors under upstairs carpet. Off street parking. This would make a great owner occupied house or rental. Estamated rent is $1,100 per month. Cash flows as well as anything.

10. 2004-10-18
    listed $144,900 285-char remark

    Show marketing remark (285 chars)

    Great craftsman bungalo with fir floors, lovely unpainted trim, pocket doors, and diamond paned windows. Fir floors under upstairs carpet. Off street parking. This would make a great owner occupied house or rental. Estamated rent is $1,100 per month. Cash flows as well as anything.

11. 2001-09-10
    soldstatus $125,000
12. 1997-04-25
    soldstatus $98,500
13. 1994-04-06
    soldstatus $59,950
14. 1992-12-29
    soldstatus $33,300

ⓘ 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: $3,940 · $328/mo
• Projected year-2 tax: $4,461 · $372/mo
• Expected delta: +$521/yr (+$43/mo · 13.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,941
• − Mortgage interest: −$25,762
• − Property taxes: −$3,940
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,675
• − Management: −$3,675
• − Depreciation: −$13,379
• Taxable loss: −$6,789
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $2,743/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: Portland SD 1J
• NCES district ID: 4110040
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 58% ▼ -3.00%
• Median HH income: $57,851
• Composite: 47.1/100
• National rank: #5112
• State rank: #23 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): 33,116
• Household income: $78,660
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 1401.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 17% Two or more races 16% Black 12% Asian 6% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Portuguese 3% Slovak 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 81% English-only · Spanish 11% Other Asian/Pacific 3% Other Indo-European 1%

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: ▼ -356.36%
• Current HPI: 348.4979
• Rent YoY: ▲ 2.11%
• 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

+1281.1% since first listed

14 events — show timeline

• 2026-05-03 Pending — RMLS
• 2026-04-20 Price Changed $459,900 RMLS
• 2026-04-17 Relisted — RMLS
• 2026-04-16 Pending — RMLS
• 2026-04-08 Listed $479,000 RMLS
• 2023-10-06 Rental Removed — APPFOLIO
• 2004-11-15 Sold (Public Records) $144,900 Public Records
• 2004-11-15 Sold (MLS) $144,900 RMLS
• 2004-11-01 Delisted — RMLS
• 2004-10-18 Listed $144,900 RMLS
• 2001-09-10 Sold (Public Records) $125,000 Public Records
• 1997-04-25 Sold (Public Records) $98,500 Public Records
• 1994-04-06 Sold (Public Records) $59,950 Public Records
• 1992-12-29 Sold (Public Records) $33,300 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,940 · +3.7% YoY. Source: county tax records.