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7545 N Olin Ave #201
D+ Composite 46.26
Why this score? — see what drove the D+ 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 +8.7/30.0
  • Schools +4.7/10.0
  • 1% rule +4.5/10.0
  • Condition / age +4.0/5.0
  • Livability +3.9/5.0
  • Rent growth +3.0/5.0
  • DSCR +2.4/10.0
  • Appreciation +0.0/10.0

$227,500

7545 N Olin Ave #201 · Portland, OR 97203
3 bd · 2.0 ba · 1,157 sqft · Condo · 26 Days on market
Built 2020 Good condition Garage $197/sqft · 32% below area Est $336k · 32% under $331/mo HOA · 15% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Discover the perfect blend of convenience and modern luxury with this stunning one-level home in the heart of North Portland. Featuring 3 spacious bedrooms and 2 beautifully appointed bathrooms, this home offers effortless living with everything you need just steps away. From lush parks to shopping and dining, you'll enjoy unparalleled convenience—no car necessary! Built in 2020, this contemporary gem boasts high-end finishes throughout, including sleek stainless steel appliances, ensuring both style and comfort at every turn. Upload required documents to be considered.

Key facts

  • $331 HOA
  • Built 2020
  • Listed 25 days

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath condo listed at $228k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $200k (12.1% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (4.7% below list).
  • Recommended offer: $200k (12.1% below list) — sets the bar for cash-flow.
  • Cap rate 5.3% 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: Astor Elementary School (368 students, 64% FRL); Da Vinci Middle School (434 students, 34% FRL); Roosevelt High School (1,484 students, 65% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: Rents rising (+2.1%/yr); 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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).
  • This rent runs 33% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
Recommended offer $200,004 (12.1% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. 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?
  6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  7. 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.
  8. 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.
  9. 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
0.95%
Cap rate
5.29%
Cash-on-cash
-3.58%
DSCR
0.84
GRM
8.7

CMA / ARV

ARV (median comp)
$336,228
List price
$227,500
Delta
-32.34%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4754 N Vanderbilt St 0.04mi 3/3.0 1,337 (+16%) 1mo $426,000 $319 69
8355 N Newman Ave 0.26mi 2/2.0 (-1) 1,003 (-13%) 1mo $337,455 $336 60
9411 N Macrum Ave 1.07mi 3/3.0 1,181 (+2%) 0mo $351,400 $298 57
7313 N Willamette Blvd 1.36mi 2/3.0 (-1) 1,191 (+3%) 1mo $479,000 $402 50
6953 N Burr Ave 1.35mi 2/3.0 (-1) 1,191 (+3%) 1mo $479,000 $402 50
9421 N Macrum Ave 1.07mi 3/3.0 1,253 (+8%) 0mo $379,900 $303 47
7567 N Gilbert Ave 1.08mi 3/1.0 1,268 (+10%) 0mo $399,000 $315 45
10214 N Midway Ave 1.47mi 3/3.0 1,306 (+13%) 1mo $475,000 $364 39
3839 N Willis Blvd #2 0.58mi 2/3.0 (-1) 896 (-23%) 1mo $284,900 $318 38
9137 N Geneva Ave 0.82mi 3/1.0 998 (-14%) 1mo $469,900 $471 37
9119 N Chase Ave 0.85mi 3/1.0 960 (-17%) 0mo $370,000 $385 36
7305 N Willamette Blvd 1.35mi 3/3.0 1,440 (+24%) 0mo $518,000 $360 36

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
-23.4%
Equity multiple
0.20×
Total profit
$-50,656
Equity at exit
$33,921
10-year hold
IRR
-20.9%
Equity multiple
-0.04×
Total profit
$-66,493
Equity at exit
$19,670

Cash invested: $63,700 (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.

ZIP-level market 97203

Rents YoY
2.1%
Active inventory
350
Price-to-rent
8.7×

Monthly cashflow live

Estimated rent
$2,169 high interval (Pro) →
Mortgage (P&I)
$1,193
Tax est. 1.5%
$284 /mo · $3,412/yr
Insurance
$95
HOA
$331
Vacancy / Maint / Mgmt
$455
Net cashflow
$-190

Break-even live

Break-even rent $2,409
Max offer price $200,004
Occupancy floor

Sensitivity live

Price -10% $-33 -5% $-111 +0% $-190 +5% $-269 +10% $-347
Rent -10% $-361 -5% $-276 +0% $-190 +5% $-104 +10% $-19
Rate -1.0pp $-75 -0.5pp $-132 base $-190 +0.5pp $-249 +1.0pp $-309

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
$56,875
Closing costs
$6,825
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
7468 N Huron Ave Unit 1 Portland, OR 2.0 1.0 900 $2,795 $3.11 42d 1 0.10mi
5038 N Vanderbilt St Unit A Portland, OR 2.0 1.5 1000 $1,745 $1.75 40d 1 0.20mi
5120 N Lombard St Portland, OR 2.0 1.0 734 $1,599 $2.18 117d 1 0.21mi
5113 N Lombard St Apt 3 Portland, OR 2.0 1.0 736 $1,299 $1.76 42d 1 0.21mi
8526 N Haven Ave Portland, OR 3.0 2.0 1320 $2,750 $2.08 9d 1 0.34mi
7521 N Gloucester Ave Portland, OR 2.0 1.0 700 $1,600 $2.29 139d 1 0.35mi
5277 N Oberlin St Portland, OR 2.0 2.5 1001 $2,295 $2.29 106d 1 0.37mi
7608 N Portsmouth Ave Unit 1C Portland, OR 2.0 1.0 800 $1,495 $1.87 57d 1 0.37mi
7608 N Portsmouth Ave Unit 2C Portland, OR 2.0 1.0 750 $1,495 $1.99 119d 1 0.37mi
7703 N Gloucester Ave Unit 5 Portland, OR 2.0 1.5 800 $1,795 $2.24 62d 1 0.37mi
7342 N Portsmouth Ave Unit 7342 Portland, OR 2.0 1.5 1160 $1,750 $1.51 6d 1 0.39mi
4109 N Kilpatrick St Portland, OR 2.0 1.0 1044 $2,295 $2.20 139d 1 0.40mi
8776 N Newman Ave Portland, OR 2.0 2.5 1150 $2,695 $2.34 113d 1 0.42mi
4110-4116 N Willis Blvd Unit 4116 Portland, OR 2.0 1.0 875 $1,450 $1.66 111d 1 0.45mi
8605 N Hurst Ave Unit 8605 Portland, OR 2.0 1.0 1000 $1,850 $1.85 109d 1 0.50mi
5531 N Lombard St Portland, OR 1.0–2.0 1.0 775 $1,450 $1.87 76d 1 0.50mi
4835 N Willamette Blvd Portland, OR 2.0 1.0 756 $2,250 $2.98 63d 1 0.50mi
5026 N Harvard St Unit C Portland, OR 3.0 2.0 900 $1,995 $2.22 40d 1 0.51mi
4925 N Willamette Blvd Portland, OR 4.0 1.0 1500 $2,880 $1.92 139d 1 0.51mi
7519 N Clarendon Ave #4 Portland, OR 2.0 2.5 888 $2,400 $2.70 139d 1 0.53mi
5515 N Syracuse St Portland, OR 2.0 1.0 750 $2,573 $3.43 113d 1 0.53mi
5263 N Harvard St Portland, OR 3.0 2.0 900 $2,145 $2.38 139d 1 0.54mi
7511 N Berkeley Ave Portland, OR 2.0 1.0 850 $1,925 $2.26 42d 1 0.58mi
7511 N Berkeley Ave Unit 8 Portland, OR 2.0 1.0 850 $1,925 $2.26 7d 1 0.58mi
3828 N Willis Blvd Portland, OR 3.0 1.0 1060 $2,350 $2.22 40d 1 0.59mi
7604 N McKenna Ave Portland, OR 2.0 1.5 1148 $2,500 $2.18 42d 1 0.60mi
8715 N Washburne Ave Unit A Portland, OR 3.0 1.5 960 $2,300 $2.40 115d 1 0.63mi
8715 N Washburne Ave Unit A Portland, OR 3.0 1.5 960 $2,500 $2.60 139d 1 0.63mi
9126 N Hodge Ave Portland, OR 3.0 2.0 1245 $2,800 $2.25 139d 1 0.64mi
7323 N McKenna Ave Portland, OR 2.0 1.0 865 $2,200 $2.54 42d 1 0.64mi
3601 N Russet St Portland, OR 2.0 1.0 1134 $2,515 $2.22 9d 1 0.66mi
9136 N Portsmouth Ave Apt B Portland, OR 2.0 1.5 900 $2,095 $2.33 83d 1 0.66mi
5110 N Newark St Portland, OR 3.0 1.5 936 $2,395 $2.56 42d 1 0.67mi
6030 N Lombard St Portland, OR 2.0 1.5 1280 $2,295 $1.79 0d 1 0.67mi
6034 N Lombard St Unit 6030 Portland, OR 2.0 1.5 1280 $2,295 $1.79 0d 1 0.68mi
4085 N Alaska St Portland, OR 2.0 1.0 787 $1,553 $1.97 9d 2 0.69mi
6806 N Monteith Ave Portland, OR 2.0 1.0 840 $2,195 $2.61 110d 1 0.69mi
8003 N Wabash Ave Portland, OR 3.0 2.0 1240 $2,500 $2.02 42d 1 0.69mi
5870 N Harvard St Portland, OR 3.0 2.0 1300 $2,345 $1.80 117d 1 0.76mi
4048 N Attu St Portland, OR 4.0 1.0 1300 $2,400 $1.85 99d 1 0.77mi

Property features AI

Finance

Other
Unit is listed as upper floor and the condominium unit level is 3No deeded or assigned storage availableDeck available
Financial info
Land lease applies ($50 monthly lot rent); land lease extends to May 23, 2124
HOA & community
HOA present with a monthly fee of $331Condo complex of 12 unitsNo elevatorNo assigned or deeded parking; parking is not tandemMove-in/move-out, rent, pet, smoking, and other policies listed as unknown

Exterior

Parking
No garage assigned or deeded (no condominium garage)
Utilities
Electric-poweredPublic waterPublic sewer
Home design
Residential condominiumTownhouse-style unitUpper floor unit (unit level 3 of 3)Three-story buildingResale propertyBuilt in 2020No notable view
Construction
Built in 2020Cement siding construction
Exterior features
Cement siding6' x 13' deck (approximately 80 sq ft)No private yard

Interior

Kitchen
Kitchen (appliances not specified)
Bedrooms
Primary bedroom on main levelSecond bedroomThird bedroom
Bathrooms
Two full bathrooms (both on the main level)
Heating & cooling
Radiant heatingNo central cooling
Interior features
Great roomFamily roomDining roomLiving room
Laundry & utility
Washer/dryer information: see remarks

HOA detail $331/mo · $3,972/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-09-23
    days on market $227,500 Active 26 DOM
  2. 2026-09-22
    days on market $227,500 Active 25 DOM
  3. 2026-09-21
    days on market $227,500 Active 24 DOM
  4. 2026-09-20
    days on market $227,500 Active 23 DOM
  5. 2026-09-19
    days on market $227,500 Active 22 DOM
  6. 2026-09-18
    days on market $227,500 Active 21 DOM
  7. 2026-09-17
    days on market $227,500 Active 20 DOM
  8. 2026-09-16
    days on market $227,500 Active 19 DOM
  9. 2026-09-15
    days on market $227,500 Active 18 DOM
  10. 2026-09-14
    days on market $227,500 Active 17 DOM
  11. 2026-09-14
    days on market $227,500 Active 16 DOM
  12. 2026-09-12
    days on market $227,500 Active 15 DOM
  13. 2026-09-11
    days on market $227,500 Active 14 DOM
  14. 2026-09-05
    days on market $227,500 Active 8 DOM
  15. 2026-09-04
    days on market $227,500 Active 7 DOM
  16. 2026-09-03
    days on market $227,500 Active 6 DOM
  17. 2026-08-31
    days on market $227,500 Active 3 DOM
  18. 2026-08-30
    days on market $227,500 Active 2 DOM
  19. 2026-08-29
    pricedays on marketlisting id $227,500 Active 1 DOM
  20. 2026-08-25
    days on market $230,900 Active 104 DOM
  21. 2026-08-24
    days on market $230,900 Active 103 DOM
  22. 2026-08-23
    days on market $230,900 Active 102 DOM
  23. 2026-08-22
    days on market $230,900 Active 101 DOM
  24. 2026-08-21
    days on market $230,900 Active 100 DOM
  25. 2026-08-20
    days on market $230,900 Active 99 DOM
  26. 2026-08-19
    days on market $230,900 Active 98 DOM
  27. 2026-08-18
    days on market $230,900 Active 97 DOM
  28. 2026-08-17
    days on market $230,900 Active 96 DOM
  29. 2026-08-16
    days on market $230,900 Active 95 DOM
  30. 2026-08-15
    days on market $230,900 Active 94 DOM
  31. 2026-08-14
    days on market $230,900 Active 93 DOM
  32. 2026-08-13
    days on market $230,900 Active 92 DOM
  33. 2026-08-11
    days on market $230,900 Active 90 DOM
  34. 2026-08-10
    days on market $230,900 Active 89 DOM
  35. 2026-08-09
    days on market $230,900 Active 88 DOM
  36. 2026-08-08
    days on market $230,900 Active 87 DOM
  37. 2026-08-06
    days on market $230,900 Active 85 DOM
  38. 2026-08-05
    days on market $230,900 Active 84 DOM
  39. 2026-08-04
    days on market $230,900 Active 83 DOM
  40. 2026-08-03
    days on market $230,900 Active 82 DOM
  41. 2026-07-31
    days on market $230,900 Active 79 DOM
  42. 2026-07-30
    days on market $230,900 Active 78 DOM
  43. 2026-07-30
    days on market $230,900 Active 77 DOM
  44. 2026-07-28
    days on market $230,900 Active 76 DOM
  45. 2026-07-26
    days on market $230,900 Active 74 DOM
  46. 2026-07-24
    days on market $230,900 Active 72 DOM
  47. 2026-07-23
    days on market $230,900 Active 71 DOM
  48. 2026-07-22
    days on market $230,900 Active 70 DOM
  49. 2026-07-21
    days on market $230,900 Active 69 DOM
  50. 2026-07-20
    days on market $230,900 Active 68 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 ≥91°F today · 14 d/yr by 30 yrs out
  • 💨 Wind 1/10 Low
  • 🫁 Air quality 10/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$26,023
− Mortgage interest
−$12,744
− Property taxes
−$3,412
− Insurance
−$1,138
− Repairs & maintenance
−$2,082
− Management
−$2,082
− HOA
−$3,972
− Depreciation
−$6,618
Taxable loss
−$6,024
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,446
After-tax cash flow
$-834/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $5,785–$17,355 screening

This one-level condo in North Portland offers a good condition with neutral paint and hardwood floors. It has a good curb appeal and is ready for minor updates to enhance its resale and rental value.

Value-add opportunities

  • Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
  • Both Replace light fixtures — Modern light fixtures improve curb appeal and interior ambiance
  • Both Install new kitchen appliances — Modern appliances add value and functionality
  • Both Install new bathroom fixtures — Modern fixtures enhance functionality and aesthetics
  • Both Replace flooring — New flooring improves aesthetics and durability

ⓘ Rehab cost is a screening estimate — Cosmetic 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 Astor 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

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
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%

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

Price history

1 event — show timeline
  • 2026-08-28 Listed $227,500 RMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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