620 SE 2nd Ave · Canby, OR 97013

$80,000

2 bd · 1.0 ba · 776 sqft · Land · 232 Days on market

Built 1972

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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 +4.1/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fall in love with this beautifully remodeled home that perfectly blends style, comfort, and affordability! From the charming curb appeal to the stunning modern finishes inside, every detail has been thoughtfully updated. The bright, open kitchen with sleek cabinetry and stainless steel appliances is ideal for both everyday living and entertaining. Relax in the spa-like bathroom with a designer tile shower that feels like a retreat. This home is truly move-in ready—offering you a fresh start in a space that feels brand new. Don’t miss your chance to own a stylish, affordable home that’s just waiting for you to make it your own. Park rental $925/MO. **************Spanish*************Enamórese de esta hermosa casa remodelada que combina a la perfección estilo, comodidad y precio. Desde su encantadora fachada hasta los impresionantes acabados modernos del interior, cada detalle ha sido cuidadosamente actualizado. La luminosa cocina abierta con elegantes gabinetes y electrodomésticos de acero inoxidable es ideal tanto para el día a día como para el entretenimiento. Relájese en el baño estilo spa con ducha de azulejos de diseño que le brindará la sensación de un refugio.Esta casa está lista para mudarse, ofreciéndole un nuevo comienzo en un espacio que se siente como nuevo. No pierda la oportunidad de ser dueño de una casa elegante y asequible que espera a que la haga suya. Renta del parque $925 mensuales.

Key facts

• Charming curb appeal
• Sleek cabinetry
• Modern finishes

Tags

• REMODELED HOME
• CHARMING CURB APPEAL
• MODERN FINISHES
• BRIGHT OPEN KITCHEN
• SLEEK CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.1% in Canby — 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 82/100 on livability (#43 in OR, #1,056 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: schools C-, cost of living D-.
• Canby SD 86 (town): math 36% / reading 45% proficiency, ranked #14 of 58 in OR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 166 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $553 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 + 1.9% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.18%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.37×
• Total profit: $30,688
• Equity at exit: $11,928

10-year hold

• IRR: 39.4%
• Equity multiple: 4.49×
• Total profit: $78,175
• Equity at exit: $6,917

Cash invested: $22,400 (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 97013

• Rents YoY: 1.9%
• Active inventory: 166
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $713

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 S Locust St Unit 360 Canby, OR	2.0	1.0	840	$1,495	$1.78	23d	1	0.11mi
360 S Locust St Unit 360 Canby, OR	2.0	1.0	840	$1,495	$1.78	43d	1	0.11mi
360 S Locust St Unit 360 Canby, OR	2.0	1.0	840	$1,545	$1.84	4d	1	0.11mi
341 SE 2nd Ave Unit 351 Canby, OR	2.0	1.0	800	$1,295	$1.62	3d	1	0.17mi
341 SE 2nd Ave Unit 347 Canby, OR	2.0	1.0	800	$1,195	$1.49	3d	1	0.17mi
272 S Knott St Canby, OR	2.0	1.0	830	$1,395	$1.68	16d	1	0.19mi
410 S Knott St Unit 456 Canby, OR	2.0	1.0	850	$1,600	$1.88	3d	1	0.21mi
290 SE 2nd Ave Apt 11 Canby, OR	1.0	1.0	686	$1,195	$1.74	10d	1	0.23mi
700 SE 5th Ave Canby, OR	2.0–3.0	2.0	1066	$1,840	$1.73	1d	2	0.25mi
450 S Pine St Canby, OR	2.0	1.0	840	$1,550	$1.85	1d	5	0.32mi
645 N Pine St Canby, OR	2.0	1.0	1100	$1,550	$1.41	1d	1	0.35mi
575 N Pine St Unit 575 Canby, OR	2.0	1.0	1100	$1,550	$1.41	4d	1	0.35mi
625 N Pine St Unit 639 Canby, OR	2.0	1.0	1100	$1,550	$1.41	43d	1	0.37mi
403 S Ivy St Unit 407 Canby, OR	2.0	1.0	850	$1,495	$1.76	3d	1	0.38mi
259 S Sequoia Pkwy Canby, OR	1.0–3.0	1.0–2.0	1013	$1,972	$1.95	1d	12	0.48mi
499 SW 5th Ave Canby, OR	3.0	1.0	942	$2,195	$2.33	44d	1	0.63mi
370 N Douglas St Unit 370 Canby, OR	1.0	1.5	840	$1,400	$1.67	7d	1	0.75mi
1477 N Manzanita St Canby, OR	1.0	1.0	585	$2,000	$3.42	12d	5	0.79mi
1802 N Pine St Canby, OR	2.0	2.0	1002	$1,499	$1.50	4d	1	1.00mi
2040 N Redwood St Canby, OR	1.0–2.0	1.0	910	$1,599	$1.76	1d	2	1.20mi

Listing history 12 events

1. 2026-05-08
   status Pending 1535-char remark

   Show marketing remark (1535 chars)

   Fall in love with this beautifully remodeled home that perfectly blends style, comfort, and affordability! From the charming curb appeal to the stunning modern finishes inside, every detail has been thoughtfully updated. The bright, open kitchen with sleek cabinetry and stainless steel appliances is ideal for both everyday living and entertaining. Relax in the spa-like bathroom with a designer tile shower that feels like a retreat. This home is truly move-in ready—offering you a fresh start in a space that feels brand new. Don’t miss your chance to own a stylish, affordable home that’s just waiting for you to make it your own. Park rental $925/MO. **************Spanish*************Enamórese de esta hermosa casa remodelada que combina a la perfección estilo, comodidad y precio. Desde su encantadora fachada hasta los impresionantes acabados modernos del interior, cada detalle ha sido cuidadosamente actualizado. La luminosa cocina abierta con elegantes gabinetes y electrodomésticos de acero inoxidable es ideal tanto para el día a día como para el entretenimiento. Relájese en el baño estilo spa con ducha de azulejos de diseño que le brindará la sensación de un refugio.Esta casa está lista para mudarse, ofreciéndole un nuevo comienzo en un espacio que se siente como nuevo. No pierda la oportunidad de ser dueño de una casa elegante y asequible que espera a que la haga suya. Renta del parque $925 mensuales.

2. 2025-09-17
   listed $80,000 Active 1535-char remark

   Show marketing remark (1535 chars)

   Fall in love with this beautifully remodeled home that perfectly blends style, comfort, and affordability! From the charming curb appeal to the stunning modern finishes inside, every detail has been thoughtfully updated. The bright, open kitchen with sleek cabinetry and stainless steel appliances is ideal for both everyday living and entertaining. Relax in the spa-like bathroom with a designer tile shower that feels like a retreat. This home is truly move-in ready—offering you a fresh start in a space that feels brand new. Don’t miss your chance to own a stylish, affordable home that’s just waiting for you to make it your own. Park rental $925/MO. **************Spanish*************Enamórese de esta hermosa casa remodelada que combina a la perfección estilo, comodidad y precio. Desde su encantadora fachada hasta los impresionantes acabados modernos del interior, cada detalle ha sido cuidadosamente actualizado. La luminosa cocina abierta con elegantes gabinetes y electrodomésticos de acero inoxidable es ideal tanto para el día a día como para el entretenimiento. Relájese en el baño estilo spa con ducha de azulejos de diseño que le brindará la sensación de un refugio.Esta casa está lista para mudarse, ofreciéndole un nuevo comienzo en un espacio que se siente como nuevo. No pierda la oportunidad de ser dueño de una casa elegante y asequible que espera a que la haga suya. Renta del parque $925 mensuales.

3. 2017-03-01
   soldstatus $5,125,000
4. 2011-10-24
   soldstatus $5,492 Sold 265-char remark

   Show marketing remark (265 chars)

   Manufactured home only in 55+ rental park Space #51. Single wide, wider living area and sunroom. Storage shed, window AC, washer, dryer, stove and refig included. Ramp enterance. Well maintained and very nice park.Manufactured home only in 55 and older rental park.

5. 2011-10-10
   status Pending 265-char remark

   Show marketing remark (265 chars)

   Manufactured home only in 55+ rental park Space #51. Single wide, wider living area and sunroom. Storage shed, window AC, washer, dryer, stove and refig included. Ramp enterance. Well maintained and very nice park.Manufactured home only in 55 and older rental park.

6. 2011-08-31
   price $6,000 265-char remark

   Show marketing remark (265 chars)

   Manufactured home only in 55+ rental park Space #51. Single wide, wider living area and sunroom. Storage shed, window AC, washer, dryer, stove and refig included. Ramp enterance. Well maintained and very nice park.Manufactured home only in 55 and older rental park.

7. 2011-08-24
   status Active 265-char remark

   Show marketing remark (265 chars)

   Manufactured home only in 55+ rental park Space #51. Single wide, wider living area and sunroom. Storage shed, window AC, washer, dryer, stove and refig included. Ramp enterance. Well maintained and very nice park.Manufactured home only in 55 and older rental park.

8. 2011-08-16
   status Pending 265-char remark

   Show marketing remark (265 chars)

   Manufactured home only in 55+ rental park Space #51. Single wide, wider living area and sunroom. Storage shed, window AC, washer, dryer, stove and refig included. Ramp enterance. Well maintained and very nice park.Manufactured home only in 55 and older rental park.

9. 2011-07-05
   listed $7,500 Active 265-char remark

   Show marketing remark (265 chars)

   Manufactured home only in 55+ rental park Space #51. Single wide, wider living area and sunroom. Storage shed, window AC, washer, dryer, stove and refig included. Ramp enterance. Well maintained and very nice park.Manufactured home only in 55 and older rental park.

10. 2005-11-01
    soldstatus $2,146,000
11. 1999-04-12
    soldstatus $12,000
12. 1999-02-20
    listed $15,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,225
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,327
• Taxable income: $7,740
• Est. tax owed @ 24.0%: −$1,858
• After-tax cash flow: $6,696/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: Canby SD 86
• NCES district ID: 4102640
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $64,246
• Composite: 36.24/100
• National rank: #4717
• State rank: #14 of 58 in OR

Livability — Canby

• Score: 82/100
• State rank: #43
• US rank: #1056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canby, OR
• County: Clackamas County · 361,406 people
• City population: 24,293
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 24,293
• Household income: $101,832
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 575.0

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 18% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 14% Russian/Polish/Slavic 1% Vietnamese 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: ▼ -427.87%
• Current HPI: 287.758
• Rent YoY: ▲ 1.89%
• 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

+433.3% since first listed

12 events — show timeline

• 2026-05-08 Pending — RMLS
• 2025-09-17 Listed $80,000 RMLS
• 2017-03-01 Sold (Public Records) $5,125,000 Public Records
• 2011-10-24 Sold (MLS) $5,492 RMLS
• 2011-10-10 Pending — RMLS
• 2011-08-31 Price Changed $6,000 RMLS
• 2011-08-24 Relisted — RMLS
• 2011-08-16 Pending — RMLS
• 2011-07-05 Listed $7,500 RMLS
• 2005-11-01 Sold (Public Records) $2,146,000 Public Records
• 1999-04-12 Sold (MLS) $12,000 RMLS
• 1999-02-20 Listed $15,000 RMLS

Property tax history

+3.4%/yr

Latest (2025): $14,057 · +2.9% YoY. Source: county tax records.