8527 N Edison St · Portland, OR 97203

$350,000

5 bd · 5.0 ba · 2,177 sqft · Townhouse · 148 Days on market

Built 2001 Good condition ↓ 11% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private: SERIOUS INQUIRES ONLY PLEASE. Call LA with questions or to request showing. Seller requests OREF Forms. NOTE: Sales price, and all data provided, is for a SINGLE home (8527 N Edison). Seller is willing to negotiate sale of both; will carry financing for 6 months or consider partnering. There are two separate tax lots (8531 & 8527 N Edison). Each home is 2,177 sq ft + 628 sq ft ADU. Construction is approx. 50% completed and dried-in. The two homes are mirror images and at the same stage of completion. See supplemental Promotional Flyer for more information. Great opportunity to create housing density, affordable housing, and/or creative living space in the heart of St. Johns! Visions include co-housing, cooperative living, low-income or mission-oriented housing, PadSplit, or single-family home with ADU rental income. Originally purchased as a two-level townhome, re-design was drafted by EMA Architects (2017), with eco-conscious quality construction by Birdsmouth. Originally built in 2001, the homes are to-the-stud remodels with ADU structures added in 2019. Eco-touches include Blue "Glo" windows and green roofs. Homes are enclosed and weather protected; needs interior and exterior finishing work + mechanical, electrical and plumbing. Associated with RMLS #789622051.

Key facts

• To-the-stud remodels
• Spectacular views
• Unique property

Tags

• SPECTACULAR VIEWS
• UNIQUE PROPERTY
• TO-THE-STUD REMODELS

🏢 Co-op / cooperative unit. The $350,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath townhouse listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $30 ($357/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (11.4% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.3% 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.
• Portland SD 1J (urban): math 46% / reading 58% proficiency, ranked #23 of 183 in OR (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Richmond Elementary School (539 students, 5% FRL); Da Vinci Middle School (434 students, 34% FRL); Roosevelt High School (1,484 students, 65% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 278 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 31d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• At $3,099/mo this rent would consume 47% of the median local household income ($79k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $433,359
• List price: $350,000
• Delta: -19.24%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8910 N Edison St N	0.29mi	4/3.0 (-1)	2,181 (+0%)	3mo	$657,500	$301	70
9336 N Lombard St	0.52mi	4/4.0 (-1)	2,168 (-0%)	2mo	$466,785	$215	64
7407 N Polk Ave N	0.50mi	4/2.0 (-1)	2,218 (+2%)	0mo	$631,000	$284	56
9146 N Edison St	0.41mi	4/3.0 (-1)	1,979 (-9%)	1mo	$675,000	$341	52
6433 N Yale St	1.10mi	5/2.0	2,182 (+0%)	3mo	$539,000	$247	50
6926 N Sedro St	1.03mi	5/3.0	2,239 (+3%)	3mo	$600,000	$268	50
6151 N Depauw St	1.24mi	4/3.0 (-1)	2,136 (-2%)	3mo	$850,000	$398	46
8906 N Willamette Blvd	0.28mi	4/1.0 (-1)	1,840 (-16%)	0mo	$385,000	$209	42
9707 N Lombard St	0.70mi	4/1.0 (-1)	2,101 (-4%)	2mo	$455,000	$217	40
5817 N Princeton St	1.33mi	4/3.0 (-1)	2,387 (+10%)	1mo	$850,000	$356	35
9648 N Central St	0.68mi	5/2.0	2,522 (+16%)	1mo	$546,764	$217	31
8516 N Calhoun Ave	0.74mi	4/3.0 (-1)	1,675 (-23%)	3mo	$507,000	$303	25

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-57,523
• Equity at exit: $52,186

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-58,548
• Equity at exit: $30,262

Cash invested: $98,000 (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 97203

• Rents YoY: 2.1%
• Active inventory: 278
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,099 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $30

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 94%

Sensitivity live

Price	-10% $272	-5% $151	+0% $30	+5% $-91	+10% $-212
Rent	-10% $-215	-5% $-93	+0% $30	+5% $152	+10% $275
Rate	-1.0pp $206	-0.5pp $119	base $30	+0.5pp $-61	+1.0pp $-153

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: $87,500
• Closing costs: $10,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9833 N Lombard St Unit 9833 Portland, OR	5.0	2.0	1800	$2,495	$1.39	93d	1	0.79mi
9841 N Lombard St Portland, OR	6.0	2.0	1800	$3,600	$2.00	93d	1	0.80mi
6144 N Willamette Blvd Portland, OR	5.0	2.5	2400	$3,750	$1.56	30d	1	1.16mi
5719 N Yale St Portland, OR	6.0	3.0	2850	$3,495	$1.23	29d	1	1.34mi
5628 N Harvard St Portland, OR	6.0	2.0	1598	$2,595	$1.62	13d	1	1.38mi
5406 N Syracuse St Portland, OR	4.0	2.5	1557	$2,950	$1.89	11d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $350,000 Active 148 DOM
2. 2026-08-06
   days on market $350,000 Active 146 DOM
3. 2026-08-05
   days on market $350,000 Active 145 DOM
4. 2026-08-04
   days on market $350,000 Active 144 DOM
5. 2026-08-03
   days on market $350,000 Active 143 DOM
6. 2026-07-31
   days on market $350,000 Active 140 DOM
7. 2026-07-30
   days on market $350,000 Active 139 DOM
8. 2026-07-30
   days on market $350,000 Active 138 DOM
9. 2026-07-28
   days on market $350,000 Active 137 DOM
10. 2026-07-26
    days on market $350,000 Active 135 DOM
11. 2026-07-24
    days on market $350,000 Active 133 DOM
12. 2026-07-23
    days on market $350,000 Active 132 DOM
13. 2026-07-22
    days on market $350,000 Active 131 DOM
14. 2026-07-21
    days on market $350,000 Active 130 DOM
15. 2026-07-20
    days on market $350,000 Active 129 DOM
16. 2026-07-18
    days on market $350,000 Active 127 DOM
17. 2026-07-18
    days on market $350,000 Active 126 DOM
18. 2026-07-16
    days on market $350,000 Active 125 DOM
19. 2026-07-15
    days on market $350,000 Active 124 DOM
20. 2026-07-14
    days on market $350,000 Active 123 DOM
21. 2026-07-13
    days on market $350,000 Active 122 DOM
22. 2026-07-13
    days on market $350,000 Active 121 DOM
23. 2026-07-11
    days on market $350,000 Active 120 DOM
24. 2026-07-10
    days on market $350,000 Active 119 DOM
25. 2026-07-09
    days on market $350,000 Active 118 DOM
26. 2026-07-07
    days on market $350,000 Active 116 DOM
27. 2026-07-06
    days on market $350,000 Active 115 DOM
28. 2026-07-05
    days on market $350,000 Active 114 DOM
29. 2026-07-03
    days on market $350,000 Active 112 DOM
30. 2026-07-02
    days on market $350,000 Active 111 DOM
31. 2026-07-01
    days on market $350,000 Active 110 DOM
32. 2026-06-30
    days on market $350,000 Active 109 DOM
33. 2026-06-29
    days on market $350,000 Active 108 DOM
34. 2026-06-28
    days on market $350,000 Active 107 DOM
35. 2026-06-27
    days on market $350,000 Active 106 DOM
36. 2026-06-26
    days on market $350,000 Active 105 DOM
37. 2026-06-24
    days on market $350,000 Active 103 DOM
38. 2026-06-22
    days on market $350,000 Active 101 DOM
39. 2026-06-21
    days on market $350,000 Active 100 DOM
40. 2026-06-18
    days on market $350,000 Active 97 DOM
41. 2026-06-17
    days on market $350,000 Active 96 DOM
42. 2026-06-16
    days on market $350,000 Active 95 DOM
43. 2026-06-15
    days on market $350,000 Active 94 DOM
44. 2026-06-13
    days on market $350,000 Active 92 DOM
45. 2026-06-09
    days on market $350,000 Active 88 DOM
46. 2026-06-08
    days on market $350,000 Active 87 DOM
47. 2026-06-07
    days on market $350,000 Active 86 DOM
48. 2026-06-03
    days on market $350,000 Active 82 DOM
49. 2026-06-02
    days on market $350,000 Active 81 DOM
50. 2026-06-01
    days on market $350,000 Active 80 DOM

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,193
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$10,182
• Taxable loss: −$5,545
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $1,688/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.

Condition & rehab AI · 12 photos

Good 75/100 Moderate rehab Est. rehab $54,425–$97,965 screening

This property is in the middle of a moderate renovation, with the kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, and systems under construction. Completing these areas will make the property move-in ready and suitable for both resale and rental.

Repairs flagged

• Major Exposed framing and plumbing — Structural and plumbing systems are incomplete
• Major Exposed electrical wiring — Electrical systems are incomplete

Value-add opportunities

• Both Complete the construction of the kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, and systems. — Completing these areas will make the property move-in ready and suitable for both resale and rental ↑
• Both Install energy-efficient windows and doors. — Energy-efficient windows and doors will improve energy efficiency and reduce utility costs ↑
• Both Add landscaping and curb appeal features. — Landscaping and curb appeal will enhance the property's visual appeal and attract potential buyers/tenants ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary James John Elementary School Middle Da Vinci Middle School High Roosevelt High School

Schools (NCES district)

• District: Portland SD 1J
• NCES district ID: 4110040
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 58% ▼ -3.00%
• Median HH income: $57,851
• Composite: 47.1/100
• National rank: #5112
• State rank: #23 of 183 in OR

B Composite livability gradescore 77/100

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 · 930,825 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 33,116
• Household income: $78,660
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 17% Two or more races 16% Black 12% Asian 6% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Portuguese 3% Slovak 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 81% English-only · Spanish 11% Other Asian/Pacific 3% Other Indo-European 1%

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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: ▼ -356.36%
• Current HPI: 348.4979
• Rent YoY: ▲ 2.11%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

-11.4% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $350,000 RMLS
• 2026-03-13 Listed $395,000 RMLS