32700 SE Leewood Ln #31 · Boring, OR 97009

$99,900

3 bd · 2.0 ba · 1,152 sqft · Condo · 179 Days on market

Built 1996 $87/sqft · 13% below area Est $115k · 13% 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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect retreat in the heart of Big Valley Woods! This charming manufactured home offers three comfortable bedrooms and two full bathrooms, thoughtfully designed for effortless living. The open floor plan flows seamlessly throughout the 1,152 square feet, creating an inviting atmosphere that feels both cozy and spacious. Step outside to discover your private paradise on this quiet cul-de-sac location, where nature becomes your backyard neighbor. Mature trees provide natural shade and privacy, while nearby streams and creeks offer the soothing sounds of flowing water. The property features excellent parking solutions with a convenient two-car carport, ensuring your vehicles stay protected year-round. Storage enthusiasts will appreciate the three additional outbuildings, perfect for workshop projects, seasonal items, or pursuing hobbies. Recent updates include a brand-new roof and skylights that flood the interior with natural light, creating bright and cheerful living spaces. Big Valley Woods community amenities elevate your lifestyle with on-site recreational vehicle storage, walking trails, and common areas for gathering with neighbors. Stay active at the community gym, let your furry friends socialize at the dog park, and explore the network of creeks and streams that wind through the property. This home combines the tranquility of rural living with practical conveniences, offering a unique opportunity to embrace a slower pace of life while maintaining easy access to nearby amenities. The peaceful setting and well-maintained community create an ideal environment for those seeking comfort, convenience, and connection with nature.

Key facts

• Two-car carport
• Brand-new roof
• Skylights

Tags

• QUIET CUL-DE-SAC LOCATION
• MATURE TREES
• TWO-CAR CARPORT
• THREE ADDITIONAL OUTBUILDINGS
• BRAND-NEW ROOF
• SKYLIGHTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Oregon Trail SD 46 (town): math 47% / reading 64% proficiency, ranked #12 of 183 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sandy High School (1,440 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.93% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 2.8

CMA / ARV

• ARV (median comp): $115,391
• List price: $99,900
• Delta: -13.42%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 1.73×
• Total profit: $20,457
• Equity at exit: $14,895

10-year hold

• IRR: 26.7%
• Equity multiple: 3.39×
• Total profit: $66,930
• Equity at exit: $8,638

Cash invested: $27,972 (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 97009

• Active inventory: 38
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,930 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$42
• HOA est. from 5 same-building comps: −$1,119
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $564

Break-even live

Break-even rent $2,215

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $621	-5% $593	+0% $564	+5% $536	+10% $508
Rent	-10% $333	-5% $449	+0% $564	+5% $680	+10% $796
Rate	-1.0pp $615	-0.5pp $590	base $564	+0.5pp $539	+1.0pp $512

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $99,900 Active 179 DOM
2. 2026-06-18
   days on market $99,900 Active 176 DOM
3. 2026-06-17
   days on market $99,900 Active 175 DOM
4. 2026-06-16
   days on market $99,900 Active 174 DOM
5. 2026-06-15
   days on market $99,900 Active 173 DOM
6. 2026-06-13
   days on market $99,900 Active 171 DOM
7. 2026-06-13
   days on market $99,900 Active 170 DOM
8. 2026-06-09
   days on market $99,900 Active 167 DOM
9. 2026-06-08
   days on market $99,900 Active 166 DOM
10. 2026-06-07
    days on market $99,900 Active 165 DOM
11. 2026-06-03
    days on market $99,900 Active 161 DOM
12. 2026-06-02
    days on market $99,900 Active 160 DOM
13. 2026-06-01
    days on market $99,900 Active 159 DOM
14. 2026-05-31
    days on market $99,900 Active 158 DOM
15. 2026-01-30
    status Active 1678-char remark

    Show marketing remark (1678 chars)

    Welcome to your perfect retreat in the heart of Big Valley Woods! This charming manufactured home offers three comfortable bedrooms and two full bathrooms, thoughtfully designed for effortless living. The open floor plan flows seamlessly throughout the 1,152 square feet, creating an inviting atmosphere that feels both cozy and spacious. Step outside to discover your private paradise on this quiet cul-de-sac location, where nature becomes your backyard neighbor. Mature trees provide natural shade and privacy, while nearby streams and creeks offer the soothing sounds of flowing water. The property features excellent parking solutions with a convenient two-car carport, ensuring your vehicles stay protected year-round. Storage enthusiasts will appreciate the three additional outbuildings, perfect for workshop projects, seasonal items, or pursuing hobbies. Recent updates include a brand-new roof and skylights that flood the interior with natural light, creating bright and cheerful living spaces. Big Valley Woods community amenities elevate your lifestyle with on-site recreational vehicle storage, walking trails, and common areas for gathering with neighbors. Stay active at the community gym, let your furry friends socialize at the dog park, and explore the network of creeks and streams that wind through the property. This home combines the tranquility of rural living with practical conveniences, offering a unique opportunity to embrace a slower pace of life while maintaining easy access to nearby amenities. The peaceful setting and well-maintained community create an ideal environment for those seeking comfort, convenience, and connection with nature.

16. 2026-01-25
    status Pending 1678-char remark

    Show marketing remark (1678 chars)

    Welcome to your perfect retreat in the heart of Big Valley Woods! This charming manufactured home offers three comfortable bedrooms and two full bathrooms, thoughtfully designed for effortless living. The open floor plan flows seamlessly throughout the 1,152 square feet, creating an inviting atmosphere that feels both cozy and spacious. Step outside to discover your private paradise on this quiet cul-de-sac location, where nature becomes your backyard neighbor. Mature trees provide natural shade and privacy, while nearby streams and creeks offer the soothing sounds of flowing water. The property features excellent parking solutions with a convenient two-car carport, ensuring your vehicles stay protected year-round. Storage enthusiasts will appreciate the three additional outbuildings, perfect for workshop projects, seasonal items, or pursuing hobbies. Recent updates include a brand-new roof and skylights that flood the interior with natural light, creating bright and cheerful living spaces. Big Valley Woods community amenities elevate your lifestyle with on-site recreational vehicle storage, walking trails, and common areas for gathering with neighbors. Stay active at the community gym, let your furry friends socialize at the dog park, and explore the network of creeks and streams that wind through the property. This home combines the tranquility of rural living with practical conveniences, offering a unique opportunity to embrace a slower pace of life while maintaining easy access to nearby amenities. The peaceful setting and well-maintained community create an ideal environment for those seeking comfort, convenience, and connection with nature.

17. 2026-01-12
    price $99,900 1678-char remark

    Show marketing remark (1678 chars)

    Welcome to your perfect retreat in the heart of Big Valley Woods! This charming manufactured home offers three comfortable bedrooms and two full bathrooms, thoughtfully designed for effortless living. The open floor plan flows seamlessly throughout the 1,152 square feet, creating an inviting atmosphere that feels both cozy and spacious. Step outside to discover your private paradise on this quiet cul-de-sac location, where nature becomes your backyard neighbor. Mature trees provide natural shade and privacy, while nearby streams and creeks offer the soothing sounds of flowing water. The property features excellent parking solutions with a convenient two-car carport, ensuring your vehicles stay protected year-round. Storage enthusiasts will appreciate the three additional outbuildings, perfect for workshop projects, seasonal items, or pursuing hobbies. Recent updates include a brand-new roof and skylights that flood the interior with natural light, creating bright and cheerful living spaces. Big Valley Woods community amenities elevate your lifestyle with on-site recreational vehicle storage, walking trails, and common areas for gathering with neighbors. Stay active at the community gym, let your furry friends socialize at the dog park, and explore the network of creeks and streams that wind through the property. This home combines the tranquility of rural living with practical conveniences, offering a unique opportunity to embrace a slower pace of life while maintaining easy access to nearby amenities. The peaceful setting and well-maintained community create an ideal environment for those seeking comfort, convenience, and connection with nature.

18. 2025-12-19
    listed $109,000 Active 1678-char remark

    Show marketing remark (1678 chars)

    Welcome to your perfect retreat in the heart of Big Valley Woods! This charming manufactured home offers three comfortable bedrooms and two full bathrooms, thoughtfully designed for effortless living. The open floor plan flows seamlessly throughout the 1,152 square feet, creating an inviting atmosphere that feels both cozy and spacious. Step outside to discover your private paradise on this quiet cul-de-sac location, where nature becomes your backyard neighbor. Mature trees provide natural shade and privacy, while nearby streams and creeks offer the soothing sounds of flowing water. The property features excellent parking solutions with a convenient two-car carport, ensuring your vehicles stay protected year-round. Storage enthusiasts will appreciate the three additional outbuildings, perfect for workshop projects, seasonal items, or pursuing hobbies. Recent updates include a brand-new roof and skylights that flood the interior with natural light, creating bright and cheerful living spaces. Big Valley Woods community amenities elevate your lifestyle with on-site recreational vehicle storage, walking trails, and common areas for gathering with neighbors. Stay active at the community gym, let your furry friends socialize at the dog park, and explore the network of creeks and streams that wind through the property. This home combines the tranquility of rural living with practical conveniences, offering a unique opportunity to embrace a slower pace of life while maintaining easy access to nearby amenities. The peaceful setting and well-maintained community create an ideal environment for those seeking comfort, convenience, and connection with nature.

19. 2024-11-15
    soldstatus $105,000 Closed 1086-char remark

    Show marketing remark (1086 chars)

    Your quiet country cottage in the woods awaits! This well maintained 2022, 1 bed, 1 bath, 616sqft home has been lovingly updated for that cozy cottage feel. This home features an open-concept kitchen/dining/living area with lots of windows and natural light, real wood cabinets, durable vinyl flooring, an ample 10x14 deck, an 8x10 storage shed, and stainless steel appliances. Recent updates include a nest learning thermostat, insulated storm doors with retractable screens, a fenced side yard with artificial grass for the pets or hanging out, low-maintenance perennial flowerbeds and hydrangeas, front door awning and more. This home is located in the beautiful Modular Home community of Big Valley Woods near the towns of Sandy, Eagle Creek, Estacada, Boring, and Damascus and is in the Creekside section of the park near beautiful Deep Creek with lower site rent than other areas of the park. Space rent is $770 a month. Includes; water, sewer, garbage, gym, recreation/community room, greenspaces/picnic areas, community events, walking trails, beautiful wildlife ponds and more.

20. 2024-10-17
    status Pending 1086-char remark

    Show marketing remark (1086 chars)

    Your quiet country cottage in the woods awaits! This well maintained 2022, 1 bed, 1 bath, 616sqft home has been lovingly updated for that cozy cottage feel. This home features an open-concept kitchen/dining/living area with lots of windows and natural light, real wood cabinets, durable vinyl flooring, an ample 10x14 deck, an 8x10 storage shed, and stainless steel appliances. Recent updates include a nest learning thermostat, insulated storm doors with retractable screens, a fenced side yard with artificial grass for the pets or hanging out, low-maintenance perennial flowerbeds and hydrangeas, front door awning and more. This home is located in the beautiful Modular Home community of Big Valley Woods near the towns of Sandy, Eagle Creek, Estacada, Boring, and Damascus and is in the Creekside section of the park near beautiful Deep Creek with lower site rent than other areas of the park. Space rent is $770 a month. Includes; water, sewer, garbage, gym, recreation/community room, greenspaces/picnic areas, community events, walking trails, beautiful wildlife ponds and more.

21. 2024-10-04
    listed $115,000 Active 1086-char remark

    Show marketing remark (1086 chars)

    Your quiet country cottage in the woods awaits! This well maintained 2022, 1 bed, 1 bath, 616sqft home has been lovingly updated for that cozy cottage feel. This home features an open-concept kitchen/dining/living area with lots of windows and natural light, real wood cabinets, durable vinyl flooring, an ample 10x14 deck, an 8x10 storage shed, and stainless steel appliances. Recent updates include a nest learning thermostat, insulated storm doors with retractable screens, a fenced side yard with artificial grass for the pets or hanging out, low-maintenance perennial flowerbeds and hydrangeas, front door awning and more. This home is located in the beautiful Modular Home community of Big Valley Woods near the towns of Sandy, Eagle Creek, Estacada, Boring, and Damascus and is in the Creekside section of the park near beautiful Deep Creek with lower site rent than other areas of the park. Space rent is $770 a month. Includes; water, sewer, garbage, gym, recreation/community room, greenspaces/picnic areas, community events, walking trails, beautiful wildlife ponds and more.

22. 2012-12-12
    soldstatus $22,000 Sold
23. 2012-11-08
    status Pending
24. 2012-10-22
    price $24,900
25. 2012-08-30
    listed $29,900 Active

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$183/yr (+$15/mo · 23.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,156
• − Mortgage interest: −$5,596
• − Property taxes: −$786
• − Insurance: −$500
• − Repairs & maintenance: −$2,812
• − Management: −$2,812
• − HOA: −$13,428
• − Depreciation: −$2,906
• Taxable income: $6,316
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $5,258/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: Oregon Trail SD 46
• NCES district ID: 4110890
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $61,406
• Composite: 50.19/100
• National rank: #4075
• State rank: #12 of 183 in OR

Livability — Boring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,877

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 3% Slovak 3% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -238.15%
• Current HPI: 307.0405
• Rent YoY: —
• Metro: —
• 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

+234.1% since first listed

11 events — show timeline

• 2026-01-30 Relisted — RMLS
• 2026-01-25 Pending — RMLS
• 2026-01-12 Price Changed $99,900 RMLS
• 2025-12-19 Listed $109,000 RMLS
• 2024-11-15 Sold (MLS) $105,000 RMLS
• 2024-10-17 Pending — RMLS
• 2024-10-04 Listed $115,000 RMLS
• 2012-12-12 Sold (MLS) $22,000 RMLS
• 2012-11-08 Pending — RMLS
• 2012-10-22 Price Changed $24,900 RMLS
• 2012-08-30 Listed $29,900 RMLS

Property tax history

+3.5%/yr

Latest (2025): $786 · +4.6% YoY. Source: county tax records.