7842 SE Lindy St · Portland, OR 97206

$97,500

3 bd · 2.0 ba · 960 sqft · Land · 92 Days on market

Built 1995 $102/sqft · at area comps Est $98k · at est. ↓ 60% 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 +7.7/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and beautifully maintained, this 3-bedroom, 2-bath manufactured home is tucked away on a quiet cul-de-sac in Lanterns Landing. Bright and airy throughout, the home features an open floor plan with a spacious living room highlighted by vaulted ceilings. The kitchen and dining area also offer vaulted ceilings, stainless steel appliances, and great flow for everyday living and entertaining. The large primary suite includes a walk-in closet and a private bath, while two additional bedrooms and a full guest bath provide flexibility for guests, office space, or hobbies. A convenient laundry area adds to the home’s functionality. Outside, enjoy low-maintenance outdoor space, perfect for a busy lifestyle. Ideally located just minutes from restaurants, shopping, Lewis & Clark College, and nearby nature parks with scenic hiking trails. Enjoy excellent walk and bike accessibility in this fantastic location. ***Space rent is $875/Mo. Utilities not included. All ages park.

Key facts

• Open floor plan
• Walk-in closet
• Private bath

Tags

• CUL-DE-SAC
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE BATH
• LOW-MAINTENANCE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $98k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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.
• 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 rising (+4.0%/yr); 309 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); 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 $674 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 + 4.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.84% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $97,884
• List price: $97,500
• Delta: -0.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.22×
• Total profit: $33,387
• Equity at exit: $14,538

10-year hold

• IRR: 36.9%
• Equity multiple: 4.57×
• Total profit: $97,500
• Equity at exit: $8,430

Cash invested: $27,300 (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 97206

• Rents YoY: 4.0%
• Active inventory: 309
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $745

Break-even live

Break-even rent $853

Max offer price $97,500

Occupancy floor 54%

Sensitivity live

Price	-10% $812	-5% $778	+0% $745	+5% $711	+10% $677
Rent	-10% $603	-5% $674	+0% $745	+5% $816	+10% $886
Rate	-1.0pp $794	-0.5pp $769	base $745	+0.5pp $719	+1.0pp $694

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8950 SE 79th Pl Portland, OR	2.0	1.0	1000	$1,495	$1.50	22d	1	0.03mi
8950 SE 79th Pl Portland, OR	2.0	1.0	1000	$1,472	$1.47	24d	4	0.03mi
8942 SE 79th Pl Unit 8942 Portland, OR	2.0	1.0	1000	$1,395	$1.40	2d	1	0.03mi
7707 SE Otty St Portland, OR	3.0	1.0	828	$2,245	$2.71	18d	1	0.42mi
8104 SE 72nd Ave Portland, OR	2.0	1.0	1000	$2,195	$2.19	3d	1	0.56mi
8495 SE Otty Rd Unit duplex Happy Valley, OR	3.0	1.0	924	$2,100	$2.27	44d	1	0.56mi
7911 SE King Rd Portland, OR	2.0	1.5	920	$1,700	$1.85	22d	1	0.66mi
7911 SE King Rd Portland, OR	2.0	1.5	920	$1,700	$1.85	44d	1	0.66mi
7911 SE King Rd Unit 50 Milwaukie, OR	2.0	1.5	920	$1,595	$1.73	20d	1	0.66mi
7911 SE King Rd Unit 42 Milwaukie, OR	2.0	1.5	920	$1,595	$1.73	17d	1	0.67mi
7911 SE King Rd Unit 38 Milwaukie, OR	2.0	1.5	920	$1,495	$1.62	24d	1	0.69mi
7915 SE King Rd Portland, OR	2.0	1.0	925	$1,800	$1.95	5d	2	0.72mi
8300 SE Flavel St Unit 102 Portland, OR	2.0	1.0	1011	$1,650	$1.63	44d	1	0.76mi
10411 SE Cook Ct Portland, OR	2.0	2.0	893	$1,765	$1.98	44d	1	0.76mi
10411 SE Cook Ct Portland, OR	2.0	2.0	893	$1,885	$2.11	15d	1	0.76mi
8304 SE Flavel St Portland, OR	2.0	1.0	650	$1,695	$2.61	44d	1	0.77mi
9985 SE 65th Ave Portland, OR	2.0	1.0	925	$1,822	$1.97	11d	2	0.81mi
8860 SE Flavel St Unit 6 Portland, OR	2.0	1.0	806	$1,469	$1.82	24d	1	0.87mi
8860 SE Flavel St Unit 51 Portland, OR	2.0	1.0	806	$1,449	$1.80	44d	1	0.87mi
8860 SE Flavel St Unit 46 Portland, OR	2.0	1.0	806	$1,469	$1.82	44d	1	0.87mi
8860 SE Flavel St Unit 48 Portland, OR	2.0	1.0	806	$1,549	$1.92	44d	1	0.87mi
8824 SE Flavel St Unit 8824-5 Portland, OR	2.0	1.0	720	$1,529	$2.12	24d	1	0.88mi
8824 SE Flavel St Unit 8824-4 Portland, OR	2.0	1.0	720	$1,569	$2.18	44d	1	0.88mi
8057 SE Monroe St Portland, OR	2.0	2.0	900	$1,799	$2.00	3d	1	0.90mi
8756 SE Henderson St Unit 147-8753 Portland, OR	2.0	1.5	1100	$2,095	$1.90	44d	1	0.90mi
7946 SE Monroe St Unit 7958 Milwaukie, OR	2.0	1.0	775	$1,499	$1.93	44d	1	0.93mi
9118 SE Flavel St Portland, OR	1.0–2.0	1.0	800	$1,395	$1.74	12d	3	0.97mi
9118 SE Flavel St Unit 30 Portland, OR	2.0	1.0	850	$1,395	$1.64	5d	1	0.97mi
9118 SE Flavel St Unit 28 Portland, OR	2.0	1.0	850	$1,395	$1.64	24d	1	0.97mi
9701 SE Johnson Creek Blvd Happy Valley, OR	1.0–2.0	1.0–2.0	937	$3,234	$3.45	2d	20	0.98mi
7427 SE 66th Ave Portland, OR	2.0	1.0	934	$1,500	$1.61	18d	1	0.98mi
7008 SE 86th Ave Portland, OR	3.0	1.0	1008	$2,345	$2.33	45d	1	1.04mi
7828 SE Aspen Summit Dr Portland, OR	1.0–3.0	1.0–2.0	1000	$2,899	$2.90	2d	19	1.05mi
6721 SE 84th Ave Portland, OR	2.0	1.0	761	$2,299	$3.02	15d	1	1.11mi
6702 SE 80th Ave #9 Portland, OR	2.0	1.0	824	$1,520	$1.84	21d	1	1.13mi
6228 SE Knapp St Portland, OR	3.0	1.0	980	$2,495	$2.55	8d	1	1.14mi
5733 SE King Rd Unit 5753 Milwaukie, OR	2.0	1.0	1000	$1,699	$1.70	44d	1	1.22mi
9009 SE Causey Ave Happy Valley, OR	1.0–2.0	1.0–2.0	863	$1,535	$1.78	44d	1	1.23mi
7434 SE Duke St Unit B Portland, OR	2.0	1.0	750	$1,600	$2.13	44d	1	1.23mi
11444 SE Fuller Rd Milwaukie, OR	2.0	1.0	836	$1,550	$1.85	24d	2	1.27mi

Listing history 29 events

1. 2026-06-18
   days on market $97,500 Active 92 DOM
2. 2026-06-17
   days on market $97,500 Active 91 DOM
3. 2026-06-16
   days on market $97,500 Active 90 DOM
4. 2026-06-15
   pricedays on market $97,500 Active 89 DOM
5. 2026-06-13
   days on market $100,000 Active 87 DOM
6. 2026-06-09
   days on market $100,000 Active 83 DOM
7. 2026-06-08
   days on market $100,000 Active 82 DOM
8. 2026-06-07
   days on market $100,000 Active 81 DOM
9. 2026-06-05
   days on market $100,000 Active 78 DOM
10. 2026-06-03
    days on market $100,000 Active 77 DOM
11. 2026-06-02
    days on market $100,000 Active 76 DOM
12. 2026-06-01
    days on market $100,000 Active 75 DOM
13. 2026-05-31
    days on market $100,000 Active 74 DOM
14. 2026-05-12
    price $100,000 998-char remark

    Show marketing remark (998 chars)

    Move-in ready and beautifully maintained, this 3-bedroom, 2-bath manufactured home is tucked away on a quiet cul-de-sac in Lanterns Landing. Bright and airy throughout, the home features an open floor plan with a spacious living room highlighted by vaulted ceilings. The kitchen and dining area also offer vaulted ceilings, stainless steel appliances, and great flow for everyday living and entertaining. The large primary suite includes a walk-in closet and a private bath, while two additional bedrooms and a full guest bath provide flexibility for guests, office space, or hobbies. A convenient laundry area adds to the home’s functionality. Outside, enjoy low-maintenance outdoor space, perfect for a busy lifestyle. Ideally located just minutes from restaurants, shopping, Lewis & Clark College, and nearby nature parks with scenic hiking trails. Enjoy excellent walk and bike accessibility in this fantastic location. ***Space rent is $875/Mo. Utilities not included. All ages park.

15. 2026-04-27
    price $102,500 998-char remark

    Show marketing remark (998 chars)

    Move-in ready and beautifully maintained, this 3-bedroom, 2-bath manufactured home is tucked away on a quiet cul-de-sac in Lanterns Landing. Bright and airy throughout, the home features an open floor plan with a spacious living room highlighted by vaulted ceilings. The kitchen and dining area also offer vaulted ceilings, stainless steel appliances, and great flow for everyday living and entertaining. The large primary suite includes a walk-in closet and a private bath, while two additional bedrooms and a full guest bath provide flexibility for guests, office space, or hobbies. A convenient laundry area adds to the home’s functionality. Outside, enjoy low-maintenance outdoor space, perfect for a busy lifestyle. Ideally located just minutes from restaurants, shopping, Lewis & Clark College, and nearby nature parks with scenic hiking trails. Enjoy excellent walk and bike accessibility in this fantastic location. ***Space rent is $875/Mo. Utilities not included. All ages park.

16. 2026-04-20
    price $105,000 998-char remark

    Show marketing remark (998 chars)

    Move-in ready and beautifully maintained, this 3-bedroom, 2-bath manufactured home is tucked away on a quiet cul-de-sac in Lanterns Landing. Bright and airy throughout, the home features an open floor plan with a spacious living room highlighted by vaulted ceilings. The kitchen and dining area also offer vaulted ceilings, stainless steel appliances, and great flow for everyday living and entertaining. The large primary suite includes a walk-in closet and a private bath, while two additional bedrooms and a full guest bath provide flexibility for guests, office space, or hobbies. A convenient laundry area adds to the home’s functionality. Outside, enjoy low-maintenance outdoor space, perfect for a busy lifestyle. Ideally located just minutes from restaurants, shopping, Lewis & Clark College, and nearby nature parks with scenic hiking trails. Enjoy excellent walk and bike accessibility in this fantastic location. ***Space rent is $875/Mo. Utilities not included. All ages park.

17. 2026-04-13
    price $107,000 998-char remark

    Show marketing remark (998 chars)

    Move-in ready and beautifully maintained, this 3-bedroom, 2-bath manufactured home is tucked away on a quiet cul-de-sac in Lanterns Landing. Bright and airy throughout, the home features an open floor plan with a spacious living room highlighted by vaulted ceilings. The kitchen and dining area also offer vaulted ceilings, stainless steel appliances, and great flow for everyday living and entertaining. The large primary suite includes a walk-in closet and a private bath, while two additional bedrooms and a full guest bath provide flexibility for guests, office space, or hobbies. A convenient laundry area adds to the home’s functionality. Outside, enjoy low-maintenance outdoor space, perfect for a busy lifestyle. Ideally located just minutes from restaurants, shopping, Lewis & Clark College, and nearby nature parks with scenic hiking trails. Enjoy excellent walk and bike accessibility in this fantastic location. ***Space rent is $875/Mo. Utilities not included. All ages park.

18. 2026-04-04
    price $109,500 998-char remark

    Show marketing remark (998 chars)

    Move-in ready and beautifully maintained, this 3-bedroom, 2-bath manufactured home is tucked away on a quiet cul-de-sac in Lanterns Landing. Bright and airy throughout, the home features an open floor plan with a spacious living room highlighted by vaulted ceilings. The kitchen and dining area also offer vaulted ceilings, stainless steel appliances, and great flow for everyday living and entertaining. The large primary suite includes a walk-in closet and a private bath, while two additional bedrooms and a full guest bath provide flexibility for guests, office space, or hobbies. A convenient laundry area adds to the home’s functionality. Outside, enjoy low-maintenance outdoor space, perfect for a busy lifestyle. Ideally located just minutes from restaurants, shopping, Lewis & Clark College, and nearby nature parks with scenic hiking trails. Enjoy excellent walk and bike accessibility in this fantastic location. ***Space rent is $875/Mo. Utilities not included. All ages park.

19. 2026-03-18
    listed $115,000 Active 998-char remark

    Show marketing remark (998 chars)

    Move-in ready and beautifully maintained, this 3-bedroom, 2-bath manufactured home is tucked away on a quiet cul-de-sac in Lanterns Landing. Bright and airy throughout, the home features an open floor plan with a spacious living room highlighted by vaulted ceilings. The kitchen and dining area also offer vaulted ceilings, stainless steel appliances, and great flow for everyday living and entertaining. The large primary suite includes a walk-in closet and a private bath, while two additional bedrooms and a full guest bath provide flexibility for guests, office space, or hobbies. A convenient laundry area adds to the home’s functionality. Outside, enjoy low-maintenance outdoor space, perfect for a busy lifestyle. Ideally located just minutes from restaurants, shopping, Lewis & Clark College, and nearby nature parks with scenic hiking trails. Enjoy excellent walk and bike accessibility in this fantastic location. ***Space rent is $875/Mo. Utilities not included. All ages park.

20. 2024-04-26
    status Pending
21. 2024-04-26
    soldstatus $118,000 Closed
22. 2024-03-26
    price $118,000
23. 2024-01-06
    price $119,000
24. 2023-12-14
    price $124,500
25. 2023-12-05
    price $125,000
26. 2023-11-27
    price $126,900
27. 2023-11-18
    price $127,400
28. 2023-11-14
    listed $127,500 Active
29. 1996-09-03
    soldstatus $250,000

ⓘ 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 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 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,546
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$2,836
• Taxable income: $7,851
• Est. tax owed @ 24.0%: −$1,884
• After-tax cash flow: $7,052/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 — 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

• County: Multnomah County · 786,692 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 49,890
• Household income: $98,548
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1802.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Slovak 4% Portuguese 3%
• Foreign-born: 11% · Vietnam, Canada, China
• Languages at home: 85% English-only · Spanish 5% Vietnamese 3% Chinese 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: ▼ -702.90%
• Current HPI: 348.0411
• Rent YoY: ▲ 3.95%
• 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

-60.0% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $100,000 RMLS
• 2026-04-27 Price Changed $102,500 RMLS
• 2026-04-20 Price Changed $105,000 RMLS
• 2026-04-13 Price Changed $107,000 RMLS
• 2026-04-04 Price Changed $109,500 RMLS
• 2026-03-18 Listed $115,000 RMLS
• 2024-04-26 Pending — RMLS
• 2024-04-26 Sold (MLS) $118,000 RMLS
• 2024-03-26 Price Changed $118,000 RMLS
• 2024-01-06 Price Changed $119,000 RMLS
• 2023-12-14 Price Changed $124,500 RMLS
• 2023-12-05 Price Changed $125,000 RMLS
• 2023-11-27 Price Changed $126,900 RMLS
• 2023-11-18 Price Changed $127,400 RMLS
• 2023-11-14 Listed $127,500 RMLS
• 1996-09-03 Sold (Public Records) $250,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $11,105 · +3.6% YoY. Source: county tax records.