1819 N Jantzen Ave · Portland, OR 97217

$110,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 16 Days on market

Built 1995 $780/mo HOA · 27% of rent ↓ 12% 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
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovations are almost complete- take this opportunity to finishing it yourself, with your preferences. Popular Open Floor Plan features large living room and kitchen with new appliances, cooktop and convection oven. Spacious upper Master has vaulted ceiling. Lots of windows make it sunny and provide wonderful views of the river.

Key facts

• Side-tie slip
• End-tie
• Remodeled kitchen

Tags

• FLOATING HOME
• END-TIE
• SWIM FLOAT
• SIDE-TIE SLIP
• VIEWS OF PASSING RIVER TRAFFIC
• REMODELED KITCHEN

Property features AI

Finance

• Other: Floating home slip is an end-tie, deep water, outside location; Slip is not included/owned with the sale; slip rent and dues are monthly; Pets allowed and rentals allowed per moorage rules; Approximately 150 yards from the launch ramp
• Financial info: Slip rent and dues: monthly slip rent and moorage dues applicable (slip dues and rent listed separately); Property offered as cash purchase (per public remarks)
• HOA & community: Moorage at Jantzen Beach Moorage (slip rent and dues apply); Association amenities include gated access, ground maintenance, sewer, trash and water; Association fee (moorage/association) charged monthly

Exterior

• Parking: Off-street secured parking; Gated parking
• Security: Security gate
• Utilities: Public water; Public sewer; Electricity and gas available; Cable and DSL internet available
• Home design: Residential floating home (updated/remodeled); Great room, family room, living room and dining room layout; Main and upper levels; Facing direction provides river views
• Construction: Built in 1995; Metal roof; Log and stringer flotation
• Exterior features: Deck; Dock; Vinyl siding; Gated lot; Paved road access; River view (Columbia River); Waterfront property (river front)

Interior

• Kitchen: Cooktop; Double oven; Pot filler; Dishwasher; Disposal; Free-standing refrigerator; Stainless steel appliances; Tile surfaces
• Bedrooms: Primary bedroom on main level with ceiling fan; Second bedroom on upper level with ceiling fan; Third bedroom on upper level with ceiling fan
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Wall heaters with zoned heating; No central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans throughout; Laundry area (washer/dryer provided); Double pane windows with vinyl frames
• Laundry & utility: Washer and dryer included; Tankless gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• Market conditions: Rents flat; 305 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 35% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.66% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.92%
• DSCR: 2.33
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $292,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1663 N Jantzen Ave	0.06mi	3/2.0	1,100 (0%)	10mo	$210,000	$191	85
1855 N Jantzen Ave	0.03mi	2/2.0 (-1)	1,060 (-4%)	11mo	$399,000	$376	74
1893 N Jantzen Ave	0.06mi	2/2.0 (-1)	1,128 (+2%)	12mo	$425,000	$377	74
1635 N Jantzen Ave	0.06mi	2/2.0 (-1)	1,208 (+10%)	7mo	$290,000	$240	66
1959 N Jantzen Ave	0.14mi	2/2.0 (-1)	1,169 (+6%)	10mo	$482,000	$412	66
2630 N Hayden Island Dr #47	0.52mi	2/2.0 (-1)	1,088 (-1%)	14mo	$289,000	$266	54
1939 N Jantzen Ave	0.12mi	2/2.0 (-1)	981 (-11%)	22mo	$220,000	$224	49

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 · 0.89% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 1.83×
• Total profit: $25,539
• Equity at exit: $16,401

10-year hold

• IRR: 27.2%
• Equity multiple: 3.06×
• Total profit: $63,456
• Equity at exit: $9,511

Cash invested: $30,800 (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 97217

• Rents YoY: 0.9%
• Active inventory: 305
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,922 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$780
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $768

Break-even live

Break-even rent $1,950

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $844	-5% $806	+0% $768	+5% $730	+10% $692
Rent	-10% $537	-5% $653	+0% $768	+5% $883	+10% $999
Rate	-1.0pp $823	-0.5pp $796	base $768	+0.5pp $740	+1.0pp $711

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1245 N Anchor Way Portland, OR	2.0	1.0–2.0	856	$2,250	$2.63	2d	16	0.58mi
1055 N Anchor Way Portland, OR	1.0–2.0	1.0–2.0	1056	$3,150	$2.98	2d	34	0.69mi
995 N Marine Dr Portland, OR	2.0	1.0–2.0	924	$2,036	$2.20	3d	11	0.81mi
123 N Hayden Bay Dr Portland, OR	2.0	1.0	889	$2,249	$2.53	44d	1	0.90mi
111 Parkway Pl Vancouver, WA	1.0–2.0	1.0–2.0	983	$4,995	$5.08	2d	3	0.99mi
1111 W Columbia Way Vancouver, WA	2.0	1.0–2.5	857	$4,800	$5.60	2d	28	1.01mi
440 W Columbia Way Vancouver, WA	2.0	1.0–2.0	863	$4,400	$5.10	2d	150	1.02mi
500 W Columbia Way Vancouver, WA	2.0	1.0–2.0	849	$3,995	$4.71	2d	6	1.03mi
1110 W Columbia Way Vancouver, WA	2.0	1.0–2.0	783	$3,849	$4.91	2d	13	1.05mi
1000 W Columbia Way Vancouver, WA	1.0–2.0	1.0–2.0	767	$3,282	$4.28	2d	11	1.07mi
110 N Tomahawk Island Dr Portland, OR	1.0–2.0	1.0–2.0	994	$2,674	$2.69	2d	27	1.09mi
636 W 6th St Vancouver, WA	1.0–2.0	1.0	723	$2,349	$3.25	2d	8	1.15mi
411 Columbia St Vancouver, WA	2.0	1.0–2.0	818	$3,377	$4.13	2d	14	1.15mi
555 W 8th St Vancouver, WA	1.0–2.0	1.0	695	$1,630	$2.35	2d	11	1.22mi
608 Washington St Vancouver, WA	2.0	1.0–2.0	903	$3,236	$3.58	2d	11	1.27mi
701 Columbia St #107 Vancouver, WA	2.0	2.0	871	$1,995	$2.29	24d	1	1.31mi
300 W 8th St Vancouver, WA	1.0–2.0	1.0–2.0	915	$2,932	$3.20	2d	1	1.31mi
11505 NE Yacht Harbor Dr Portland, OR	2.0	2.0	2559	$4,356	$1.70	2d	5	1.38mi
209 W Evergreen Blvd Vancouver, WA	2.0	1.0	1048	$2,765	$2.64	5d	1	1.39mi

HOA detail

• Monthly dues: $780 · $9,360/yr

Listing history 10 events

1. 2026-06-21
   days on market $110,000 Active 16 DOM
2. 2026-06-18
   days on market $110,000 Active 13 DOM
3. 2026-06-17
   days on market $110,000 Active 12 DOM
4. 2026-06-16
   days on market $110,000 Active 11 DOM
5. 2026-06-15
   days on market $110,000 Active 10 DOM
6. 2026-06-13
   days on market $110,000 Active 8 DOM
7. 2026-06-09
   days on market $110,000 Active 4 DOM
8. 2026-06-08
   days on market $110,000 Active 3 DOM
9. 2026-06-07
   remarks 683-char remark
10. 2026-06-07
    listed $110,000 Active 2 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,061
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − HOA: −$9,360
• − Depreciation: −$3,200
• Taxable income: $8,530
• Est. tax owed @ 24.0%: −$2,047
• After-tax cash flow: $7,169/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)

No district data.

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 · 786,692 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 35,169
• Household income: $100,361
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1532.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 12% Hispanic / Latino 9% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Slovak 4% Portuguese 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

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: ▼ -747.13%
• Current HPI: 370.7526
• Rent YoY: ▲ 0.89%
• 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

-12.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $110,000 RMLS
• 2013-08-16 Sold (MLS) $75,000 RMLS
• 2013-08-05 Pending — RMLS
• 2013-02-19 Listed $78,000 RMLS
• 2012-07-12 Sold (MLS) $110,000 RMLS
• 2012-07-01 Pending — RMLS
• 2012-05-04 Listed $125,000 RMLS