13055 SE Stark St #39 · Portland, OR 97233

$89,999

2 bd · 1.0 ba · 913 sqft · Manufactured public records · 167 Days on market

Built 2017 $99/sqft · 52% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**LIMITED TIME OFFER ON SPACE RENT** Welcome home to this beautifully updated 2017 manufactured home offering comfort, style, and modern living. Featuring 2 bedrooms and 1 bathroom, this move-in-ready home shines with fresh interior paint, updated lighting, and durable luxury vinyl plank flooring throughout. The open and spacious main living area is perfect for entertaining or everyday living, creating a warm and inviting atmosphere. Both bedrooms are generously sized, offering comfortable retreats to unwind after a long day. Thoughtfully updated and well maintained, this home combines modern finishes with functional design—making it an excellent opportunity for affordable, turnkey living. Schedule your showing today and find all this home has to offer!

Key facts

• Built 2017
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Market conditions: Rents flat; 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.57% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.49%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $59,175
• List price: $89,999
• Delta: 52.09%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13045 SE Stark St #150	0.05mi	2/2.0	1,000 (+10%)	18mo	$41,000	$41	63

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: 14.3%
• Equity multiple: 1.56×
• Total profit: $14,015
• Equity at exit: $13,419

10-year hold

• IRR: 21.4%
• Equity multiple: 2.65×
• Total profit: $41,559
• Equity at exit: $7,781

Cash invested: $25,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $493

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 60%

Sensitivity live

Price	-10% $555	-5% $524	+0% $493	+5% $462	+10% $431
Rent	-10% $382	-5% $438	+0% $493	+5% $549	+10% $605
Rate	-1.0pp $539	-0.5pp $516	base $493	+0.5pp $470	+1.0pp $446

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13110 SE Stark St Unit 13 Portland, OR	2.0	1.0	750	$1,375	$1.83	5d	1	0.04mi
13110 SE Stark St Unit 02 Portland, OR	2.0	1.0	750	$1,450	$1.93	45d	1	0.04mi
450 SE 127th Ave Unit 319 Portland, OR	1.0	1.0	605	$1,300	$2.15	45d	1	0.16mi
450 SE 127th Ave Unit 216 Portland, OR	1.0	1.0	605	$1,100	$1.82	12d	1	0.16mi
450 SE 127th Ave Unit 316 Portland, OR	1.0	1.0	605	$1,100	$1.82	9d	1	0.16mi
450 SE 127th Ave Unit 314 Portland, OR	1.0	1.0	605	$1,175	$1.94	5d	1	0.16mi
13400 SE Stark St Unit 08 Portland, OR	1.0	1.0	600	$1,150	$1.92	45d	1	0.19mi
13441 SE Stark St Portland, OR	2.0	1.0	850	$1,125	$1.32	45d	1	0.19mi
13437 SE Stark St Portland, OR	2.0	1.0	850	$1,125	$1.32	45d	1	0.19mi
12621 SE Stark St Portland, OR	1.0–2.0	1.0	564	$1,131	$2.01	45d	1	0.21mi
13210 E Burnside St Unit 13210 Portland, OR	1.0	1.0	589	$995	$1.69	23d	1	0.24mi
303 SE 126th Ave Unit 20 Portland, OR	1.0	1.0	550	$1,200	$2.18	3d	1	0.25mi
12520 SE Stark St Unit 06 Portland, OR	2.0	1.0	915	$1,499	$1.64	45d	1	0.26mi
12520 SE Stark St Unit 01 Portland, OR	2.0	1.0	915	$1,499	$1.64	3d	1	0.26mi
12636 SE Alder St Portland, OR	1.0–2.0	1.0–2.0	840	$1,550	$1.85	4d	3	0.26mi
515 SE 137th Ave Portland, OR	2.0	1.0	929	$1,325	$1.43	45d	1	0.28mi
13625 SE Stark St Unit 35 Portland, OR	2.0	1.5	900	$1,500	$1.67	19d	1	0.29mi
13625 SE Stark St Portland, OR	1.0	1.0	675	$1,150	$1.70	4d	1	0.30mi
13625 SE Stark St Portland, OR	1.0–2.0	1.0–1.5	787	$1,500	$1.90	9d	5	0.30mi
13625 SE Stark St Portland, OR	1.0	1.0	675	$1,150	$1.70	25d	1	0.30mi
13625 SE Stark St Portland, OR	2.0	1.0	900	$1,500	$1.67	4d	1	0.30mi
13202 NE Couch St Portland, OR	3.0	1.0	1053	$2,500	$2.37	45d	1	0.31mi
611 SE 139th Ave Unit 11 Portland, OR	2.0	1.0	820	$1,495	$1.82	45d	1	0.34mi
333 SE 139th Ave Portland, OR	2.0	1.0	850	$1,575	$1.85	45d	1	0.36mi
13801 SE Stark St Unit 13853 Portland, OR	2.0	1.0	820	$1,350	$1.65	25d	1	0.37mi
13801 SE Stark St Unit 13837 Portland, OR	2.0	1.0	820	$1,375	$1.68	12d	1	0.37mi
13801 SE Stark St Unit 13843 Portland, OR	2.0	1.0	820	$1,400	$1.71	45d	1	0.37mi
13801 SE Stark St Unit 13829 Portland, OR	2.0	1.0	820	$1,375	$1.68	3d	1	0.37mi
1403 SE 130th Ave Unit 1403 Portland, OR	2.0	1.0	925	$1,565	$1.69	45d	1	0.41mi
1411 SE 130th Ave Unit 1411 Portland, OR	2.0	1.0	925	$1,565	$1.69	45d	1	0.42mi
1010 SE 122nd Ave Portland, OR	2.0	1.0	865	$1,350	$1.56	17d	1	0.43mi
336 NE 128th Ave Portland, OR	3.0	1.0	1020	$2,445	$2.40	25d	1	0.45mi
12102 SE Pine St Portland, OR	2.0	1.5	814	$1,895	$2.33	25d	1	0.47mi
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	14d	1	0.51mi
12026 SE Ash St Unit 214 Portland, OR	2.0	1.0	700	$1,300	$1.86	45d	1	0.51mi
12026 SE Ash St Unit 105 Portland, OR	1.0	1.0	615	$1,100	$1.79	23d	1	0.51mi
12110 E Burnside St Portland, OR	2.0	1.0	907	$1,372	$1.51	4d	3	0.51mi
11940 SE Ash St Unit 204 Portland, OR	2.0	1.0	860	$1,399	$1.63	25d	1	0.53mi
1021 SE 122nd Ave Portland, OR	2.0	1.0	875	$1,495	$1.71	14d	1	0.53mi

Listing history 24 events

1. 2026-06-21
   days on market $89,999 Active 167 DOM
2. 2026-06-18
   days on market $89,999 Active 164 DOM
3. 2026-06-17
   days on market $89,999 Active 163 DOM
4. 2026-06-16
   days on market $89,999 Active 162 DOM
5. 2026-06-15
   days on market $89,999 Active 161 DOM
6. 2026-06-13
   days on market $89,999 Active 159 DOM
7. 2026-06-09
   days on market $89,999 Active 155 DOM
8. 2026-06-08
   days on market $89,999 Active 154 DOM
9. 2026-06-07
   days on market $89,999 Active 153 DOM
10. 2026-06-05
    days on market $89,999 Active 150 DOM
11. 2026-06-03
    days on market $89,999 Active 149 DOM
12. 2026-06-02
    days on market $89,999 Active 148 DOM
13. 2026-06-01
    days on market $89,999 Active 147 DOM
14. 2026-05-31
    days on market $89,999 Active 146 DOM
15. 2026-03-29
    price $89,999 769-char remark

    Show marketing remark (769 chars)

    **LIMITED TIME OFFER ON SPACE RENT** Welcome home to this beautifully updated 2017 manufactured home offering comfort, style, and modern living. Featuring 2 bedrooms and 1 bathroom, this move-in-ready home shines with fresh interior paint, updated lighting, and durable luxury vinyl plank flooring throughout. The open and spacious main living area is perfect for entertaining or everyday living, creating a warm and inviting atmosphere. Both bedrooms are generously sized, offering comfortable retreats to unwind after a long day. Thoughtfully updated and well maintained, this home combines modern finishes with functional design—making it an excellent opportunity for affordable, turnkey living. Schedule your showing today and find all this home has to offer!

16. 2026-01-05
    listed $99,999 Active 769-char remark

    Show marketing remark (769 chars)

    **LIMITED TIME OFFER ON SPACE RENT** Welcome home to this beautifully updated 2017 manufactured home offering comfort, style, and modern living. Featuring 2 bedrooms and 1 bathroom, this move-in-ready home shines with fresh interior paint, updated lighting, and durable luxury vinyl plank flooring throughout. The open and spacious main living area is perfect for entertaining or everyday living, creating a warm and inviting atmosphere. Both bedrooms are generously sized, offering comfortable retreats to unwind after a long day. Thoughtfully updated and well maintained, this home combines modern finishes with functional design—making it an excellent opportunity for affordable, turnkey living. Schedule your showing today and find all this home has to offer!

17. 2025-08-22
    soldstatus $59,999 Sold 513-char remark

    Show marketing remark (513 chars)

    Don’t miss this fantastic opportunity to own a spacious double-wide manufactured home, only 7 years old. Located at the far end of the park, this home offers added peace and privacy—perfect for those seeking a quiet retreat. Inside, you’ll find an open concept living space with a functional layout, and kitchen countertops ideal for hosting and entertaining. Whether you're a first-time buyer or looking for a home you can personalize, this property is full of potential at an unbeatable price.

18. 2025-08-22
    soldstatus $59,999 Closed

    Show marketing remark (513 chars)

    Don’t miss this fantastic opportunity to own a spacious double-wide manufactured home, only 7 years old. Located at the far end of the park, this home offers added peace and privacy—perfect for those seeking a quiet retreat. Inside, you’ll find an open concept living space with a functional layout, and kitchen countertops ideal for hosting and entertaining. Whether you're a first-time buyer or looking for a home you can personalize, this property is full of potential at an unbeatable price.

19. 2025-08-18
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Don’t miss this fantastic opportunity to own a spacious double-wide manufactured home, only 7 years old. Located at the far end of the park, this home offers added peace and privacy—perfect for those seeking a quiet retreat. Inside, you’ll find an open concept living space with a functional layout, and kitchen countertops ideal for hosting and entertaining. Whether you're a first-time buyer or looking for a home you can personalize, this property is full of potential at an unbeatable price.

20. 2025-08-14
    status Pending
21. 2025-08-05
    listed $59,999 Active
22. 2025-08-04
    listed $59,999 Active 513-char remark

    Show marketing remark (513 chars)

    Don’t miss this fantastic opportunity to own a spacious double-wide manufactured home, only 7 years old. Located at the far end of the park, this home offers added peace and privacy—perfect for those seeking a quiet retreat. Inside, you’ll find an open concept living space with a functional layout, and kitchen countertops ideal for hosting and entertaining. Whether you're a first-time buyer or looking for a home you can personalize, this property is full of potential at an unbeatable price.

23. 2000-07-07
    soldstatus $9,500
24. 2000-05-02
    listed $9,900

ⓘ 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 1/10 Low
• 🌡 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: $16,940
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,618
• Taxable income: $4,770
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $4,774/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): 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

+809.1% since first listed

10 events — show timeline

• 2026-03-29 Price Changed $89,999 RMLS
• 2026-01-05 Listed $99,999 RMLS
• 2025-08-22 Sold (MLS) $59,999 RMLS
• 2025-08-22 Sold (MLS) $59,999 WVMLS
• 2025-08-18 Pending — WVMLS
• 2025-08-14 Pending — RMLS
• 2025-08-05 Listed $59,999 RMLS
• 2025-08-04 Listed $59,999 WVMLS
• 2000-07-07 Sold (MLS) $9,500 RMLS
• 2000-05-02 Listed $9,900 RMLS