5990 SE King Rd #18 · Milwaukie, OR 97222

$74,000

1 bd · 1.0 ba · 530 sqft · Other · 197 Days on market

Built 2013 $140/sqft · 98% above area ↓ 21% since listing

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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 +4.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tiny Living, Big Lifestyle in Milwaukie! Tucked away in a Milwaukie all-ages community with LOWER-than-average park dues ($725 including W/S/G), this home offers the perfect blend of comfort and utility. Inside, you’ll find a full bedroom and bathroom, complemented by newer LVP flooring and soft carpet. Maximize your living area with the 10x17 loft. This bonus space offers incredible versatility to suit your lifestyle. Whether you need a dedicated home office, a cozy media den, a guest sleeping area, or setting up a remote workspace, this flexible upper level delivers. (it does have lower ceiling height) The kitchen is ready for your culinary creations with a fridge, BI micro & dishwasher included! The exterior is a true highlight: a fully fenced yard invites you to relax on the cute patio or tend to the garden boxes. Need space for projects? The bonus tiny workshop/storage room is a rare find plus your own laundry area! You’ll love the convenience of the King Road neighborhood with quick trips to the nearby Safeway or a swim at the North Clackamas Aquatic Park. Why rent when you can own this amazing 2013 tiny home? With Bus Line 33 nearby, you have easy connections to the rest of the city. Buyer to verify all information. Visit today!

Key facts

• Full bedroom
• 10x17 loft
• Full bathroom

Tags

• FULL BEDROOM
• FULL BATHROOM
• NEWER LVP FLOORING
• SOFT CARPET
• 10X17 LOFT
• FLEXIBLE UPPER LEVEL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $74k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.9% in Milwaukie — 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 90/100 on livability (#4 in OR, #108 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living D.
• North Clackamas SD 12 (suburban): math 29% / reading 43% proficiency, ranked #22 of 58 in OR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.8%/yr); 139 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clackamas County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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. 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: 1.93% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.60%
• DSCR: 2.67
• GRM: 4.3

CMA / ARV

• ARV (median comp): $37,434
• List price: $74,000
• Delta: 97.68%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.21×
• Total profit: $25,170
• Equity at exit: $11,034

10-year hold

• IRR: 35.8%
• Equity multiple: 3.85×
• Total profit: $58,976
• Equity at exit: $6,398

Cash invested: $20,720 (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 97222

• Rents YoY: -0.8%
• Active inventory: 139
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$388
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $649

Break-even live

Break-even rent $608

Max offer price $74,000

Occupancy floor 50%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10411 SE Cook Ct Portland, OR	1.0	1.0	699	$1,540	$2.20	23d	1	0.52mi
10411 SE Cook Ct Portland, OR	1.0	1.0	699	$1,530	$2.19	44d	1	0.52mi
7911 SE King Rd Apt 22 Milwaukie, OR	1.0	1.0	540	$1,250	$2.31	23d	1	0.90mi
7911 SE King Rd Unit 10 Milwaukie, OR	1.0	1.0	540	$1,300	$2.41	17d	1	0.90mi
7911 SE King Rd Portland, OR	1.0	1.0	540	$1,300	$2.41	23d	1	0.91mi
7911 SE King Rd Portland, OR	1.0	1.0	540	$1,350	$2.50	17d	1	0.91mi
12435 SE Linwood Ave Milwaukie, OR	2.0	1.0	578	$1,489	$2.58	3d	8	0.99mi
4611 SE Brookside Dr Portland, OR	2.0	1.0	716	$1,550	$2.16	7d	6	1.01mi
12582 SE Linwood Ave Portland, OR	1.0–2.0	1.0	707	$1,195	$1.69	12d	3	1.12mi
10999 SE 37th Ave Portland, OR	1.0	1.0	618	$1,666	$2.69	1d	18	1.21mi
7959 SE 64th Ave Unit B Portland, OR	2.0	1.0	500	$1,550	$3.10	23d	1	1.21mi
8640 SE Causey Ave Happy Valley, OR	1.0–3.0	1.0–2.0	925	$1,396	$1.51	2d	12	1.39mi
5235 SE Lambert St Apt B3 Portland, OR	1.0	1.0	725	$1,195	$1.65	43d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $74,000 Active 197 DOM
2. 2026-06-17
   days on market $74,000 Active 196 DOM
3. 2026-06-16
   days on market $74,000 Active 195 DOM
4. 2026-06-15
   days on market $74,000 Active 194 DOM
5. 2026-06-13
   days on market $74,000 Active 192 DOM
6. 2026-06-09
   days on market $74,000 Active 188 DOM
7. 2026-06-08
   days on market $74,000 Active 187 DOM
8. 2026-06-07
   pricedays on market $74,000 Active 186 DOM
9. 2026-06-05
   days on market $75,900 Active 183 DOM
10. 2026-06-03
    days on market $75,900 Active 182 DOM
11. 2026-06-02
    days on market $75,900 Active 181 DOM
12. 2026-06-01
    days on market $75,900 Active 180 DOM
13. 2026-05-31
    days on market $75,900 Active 179 DOM
14. 2026-05-20
    price $77,900 1271-char remark

    Show marketing remark (1271 chars)

    Tiny Living, Big Lifestyle in Milwaukie! Tucked away in a Milwaukie all-ages community with LOWER-than-average park dues ($725 including W/S/G), this home offers the perfect blend of comfort and utility. Inside, you’ll find a full bedroom and bathroom, complemented by newer LVP flooring and soft carpet. Maximize your living area with the 10x17 loft. This bonus space offers incredible versatility to suit your lifestyle. Whether you need a dedicated home office, a cozy media den, a guest sleeping area, or setting up a remote workspace, this flexible upper level delivers. (it does have lower ceiling height) The kitchen is ready for your culinary creations with a fridge, BI micro & dishwasher included! The exterior is a true highlight: a fully fenced yard invites you to relax on the cute patio or tend to the garden boxes. Need space for projects? The bonus tiny workshop/storage room is a rare find plus your own laundry area! You’ll love the convenience of the King Road neighborhood with quick trips to the nearby Safeway or a swim at the North Clackamas Aquatic Park. Why rent when you can own this amazing 2013 tiny home? With Bus Line 33 nearby, you have easy connections to the rest of the city. Buyer to verify all information. Visit today!

15. 2026-04-30
    price $79,500 1271-char remark

    Show marketing remark (1271 chars)

    Tiny Living, Big Lifestyle in Milwaukie! Tucked away in a Milwaukie all-ages community with LOWER-than-average park dues ($725 including W/S/G), this home offers the perfect blend of comfort and utility. Inside, you’ll find a full bedroom and bathroom, complemented by newer LVP flooring and soft carpet. Maximize your living area with the 10x17 loft. This bonus space offers incredible versatility to suit your lifestyle. Whether you need a dedicated home office, a cozy media den, a guest sleeping area, or setting up a remote workspace, this flexible upper level delivers. (it does have lower ceiling height) The kitchen is ready for your culinary creations with a fridge, BI micro & dishwasher included! The exterior is a true highlight: a fully fenced yard invites you to relax on the cute patio or tend to the garden boxes. Need space for projects? The bonus tiny workshop/storage room is a rare find plus your own laundry area! You’ll love the convenience of the King Road neighborhood with quick trips to the nearby Safeway or a swim at the North Clackamas Aquatic Park. Why rent when you can own this amazing 2013 tiny home? With Bus Line 33 nearby, you have easy connections to the rest of the city. Buyer to verify all information. Visit today!

16. 2026-04-10
    price $83,000 1271-char remark

    Show marketing remark (1271 chars)

    Tiny Living, Big Lifestyle in Milwaukie! Tucked away in a Milwaukie all-ages community with LOWER-than-average park dues ($725 including W/S/G), this home offers the perfect blend of comfort and utility. Inside, you’ll find a full bedroom and bathroom, complemented by newer LVP flooring and soft carpet. Maximize your living area with the 10x17 loft. This bonus space offers incredible versatility to suit your lifestyle. Whether you need a dedicated home office, a cozy media den, a guest sleeping area, or setting up a remote workspace, this flexible upper level delivers. (it does have lower ceiling height) The kitchen is ready for your culinary creations with a fridge, BI micro & dishwasher included! The exterior is a true highlight: a fully fenced yard invites you to relax on the cute patio or tend to the garden boxes. Need space for projects? The bonus tiny workshop/storage room is a rare find plus your own laundry area! You’ll love the convenience of the King Road neighborhood with quick trips to the nearby Safeway or a swim at the North Clackamas Aquatic Park. Why rent when you can own this amazing 2013 tiny home? With Bus Line 33 nearby, you have easy connections to the rest of the city. Buyer to verify all information. Visit today!

17. 2026-03-18
    price $84,900 1271-char remark

    Show marketing remark (1271 chars)

    Tiny Living, Big Lifestyle in Milwaukie! Tucked away in a Milwaukie all-ages community with LOWER-than-average park dues ($725 including W/S/G), this home offers the perfect blend of comfort and utility. Inside, you’ll find a full bedroom and bathroom, complemented by newer LVP flooring and soft carpet. Maximize your living area with the 10x17 loft. This bonus space offers incredible versatility to suit your lifestyle. Whether you need a dedicated home office, a cozy media den, a guest sleeping area, or setting up a remote workspace, this flexible upper level delivers. (it does have lower ceiling height) The kitchen is ready for your culinary creations with a fridge, BI micro & dishwasher included! The exterior is a true highlight: a fully fenced yard invites you to relax on the cute patio or tend to the garden boxes. Need space for projects? The bonus tiny workshop/storage room is a rare find plus your own laundry area! You’ll love the convenience of the King Road neighborhood with quick trips to the nearby Safeway or a swim at the North Clackamas Aquatic Park. Why rent when you can own this amazing 2013 tiny home? With Bus Line 33 nearby, you have easy connections to the rest of the city. Buyer to verify all information. Visit today!

18. 2026-03-05
    price $89,000 1271-char remark

    Show marketing remark (1271 chars)

    Tiny Living, Big Lifestyle in Milwaukie! Tucked away in a Milwaukie all-ages community with LOWER-than-average park dues ($725 including W/S/G), this home offers the perfect blend of comfort and utility. Inside, you’ll find a full bedroom and bathroom, complemented by newer LVP flooring and soft carpet. Maximize your living area with the 10x17 loft. This bonus space offers incredible versatility to suit your lifestyle. Whether you need a dedicated home office, a cozy media den, a guest sleeping area, or setting up a remote workspace, this flexible upper level delivers. (it does have lower ceiling height) The kitchen is ready for your culinary creations with a fridge, BI micro & dishwasher included! The exterior is a true highlight: a fully fenced yard invites you to relax on the cute patio or tend to the garden boxes. Need space for projects? The bonus tiny workshop/storage room is a rare find plus your own laundry area! You’ll love the convenience of the King Road neighborhood with quick trips to the nearby Safeway or a swim at the North Clackamas Aquatic Park. Why rent when you can own this amazing 2013 tiny home? With Bus Line 33 nearby, you have easy connections to the rest of the city. Buyer to verify all information. Visit today!

19. 2025-12-03
    listed $99,000 Active 1271-char remark

    Show marketing remark (1271 chars)

    Tiny Living, Big Lifestyle in Milwaukie! Tucked away in a Milwaukie all-ages community with LOWER-than-average park dues ($725 including W/S/G), this home offers the perfect blend of comfort and utility. Inside, you’ll find a full bedroom and bathroom, complemented by newer LVP flooring and soft carpet. Maximize your living area with the 10x17 loft. This bonus space offers incredible versatility to suit your lifestyle. Whether you need a dedicated home office, a cozy media den, a guest sleeping area, or setting up a remote workspace, this flexible upper level delivers. (it does have lower ceiling height) The kitchen is ready for your culinary creations with a fridge, BI micro & dishwasher included! The exterior is a true highlight: a fully fenced yard invites you to relax on the cute patio or tend to the garden boxes. Need space for projects? The bonus tiny workshop/storage room is a rare find plus your own laundry area! You’ll love the convenience of the King Road neighborhood with quick trips to the nearby Safeway or a swim at the North Clackamas Aquatic Park. Why rent when you can own this amazing 2013 tiny home? With Bus Line 33 nearby, you have easy connections to the rest of the city. Buyer to verify all information. Visit 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: $741 · $62/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,163
• − Mortgage interest: −$4,145
• − Property taxes: −$741
• − Insurance: −$370
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,153
• Taxable income: $7,008
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $6,109/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: North Clackamas SD 12
• NCES district ID: 4108830
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 43% ▼ -13.00%
• Median HH income: $60,217
• Composite: 32.1/100
• National rank: #5807
• State rank: #22 of 58 in OR

Livability — Milwaukie

• Score: 90/100
• State rank: #4
• US rank: #108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milwaukie, OR
• County: Clackamas County · 361,406 people
• City population: 36,398
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 36,398
• Household income: $83,119
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1823.0

Population outlook (Clackamas County) Hauer SSP2

• Today (2025): 458,456 people
• By 2030: 485,185 · +5.8%
• By 2040: 532,932 · +16.2%
• By 2050: 574,445 · +25.3%
• By 2075: 665,497 · +45.2%
• By 2100: 697,488 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 12% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% Arabic 1%

Political lean MEDSL · Clackamas

• 2024 margin: Lean D (+9.7) · D 53.4% · R 43.6% · Other 3.0%
• 2008→2024 swing: -0.6pp no change · 2008: 10.4pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+11.1 2016: D+6.1 2012: D+3.5 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -447.07%
• Current HPI: 306.8458
• Rent YoY: ▼ -0.82%
• 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

-21.3% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $77,900 RMLS
• 2026-04-30 Price Changed $79,500 RMLS
• 2026-04-10 Price Changed $83,000 RMLS
• 2026-03-18 Price Changed $84,900 RMLS
• 2026-03-05 Price Changed $89,000 RMLS
• 2025-12-03 Listed $99,000 RMLS

Property tax history

+3.3%/yr

Latest (2025): $741 · +3.5% YoY. Source: county tax records.