1314 SW Hall St · Portland, OR 97201

$985,000

11 bd · 5.0 ba · 4,456 sqft · MultiFamily public records · 169 Days on market

Built 1905 Good condition 4,791 sqft lot $221/sqft · at area comps Est $1.413M · 30% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1314 SW Hall Street Apartments is a well-maintained 5-unit property located less than 0.5 miles from Portland State University and less than 0.25 miles from I-405 providing great access to the city and major thruways while also providing privacy for its residents. Built-in 1905 the property has been owned and maintained by an architect and his wife for several decades. Over this time they have maintained the property's historic character while integrating a number of modern updates.

Key facts

• Modern updates
• 4,791 sq ft lot
• Built 1905

Tags

• CITY AND MOUNTAIN VIEWS
• TWO OVERSIZED BALCONIES
• MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/5.0-bath units multifamily listed at $985k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11k ($129k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $985k).
• Recommended offer: $867k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: Ainsworth Elementary School (563 students, 9% FRL); West Sylvan Middle School (757 students, 13% FRL); Lincoln High School (1,525 students, 11% FRL) — zoned schools average 11% FRL vs 37% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 290 active listings in the ZIP; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• At $4,436/mo per unit this rent would consume 84% of the median local household income ($63k/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 $7k of loan paydown is wiped out by about $30k 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 $276k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($867k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $866,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.25% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.95%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (median comp): $1,413,349
• List price: $985,000
• Delta: -30.31%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 SW Gaines St	1.06mi	9/5.0 (-2)	4,196 (-6%)	39mo	$800,000	$191	25
4620 SW Condor Ave	1.63mi	12/6.0 (+1)	4,834 (+8%)	58mo	$1,592,350	$329	22
1528 SE Morrison St	1.99mi	13/6.0 (+2)	4,950 (+11%)	18mo	$650,000	$131	17
626 SW Sherman St	0.48mi	9/3.0 (-2)	3,190 (-28%)	21mo	$880,000	$276	17
2233 NW Flanders St	1.00mi	12/11.0 (+1)	3,458 (-22%)	7mo	$1,550,000	$448	14

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.75×
• Total profit: $481,378
• Equity at exit: $146,867

10-year hold

• IRR: 47.0%
• Equity multiple: 5.07×
• Total profit: $1,122,287
• Equity at exit: $85,165

Cash invested: $275,800 (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 97201

• Rents YoY: 0.9%
• Active inventory: 290
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $22,178 medium
• Mortgage (P&I): −$5,165
• Tax from tax record: −$1,154 /mo · $13,852/yr
• Insurance: −$410
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,657
• Net cashflow: $10,790

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	6	5	$22,180
Total (5 units)			$22,178

Break-even live

Break-even rent $8,519

Max offer price $985,000

Occupancy floor 46%

Sensitivity live

Price	-10% $11,348	-5% $11,069	+0% $10,790	+5% $10,512	+10% $10,233
Rent	-10% $9,038	-5% $9,914	+0% $10,790	+5% $11,666	+10% $12,542
Rate	-1.0pp $11,286	-0.5pp $11,041	base $10,790	+0.5pp $10,535	+1.0pp $10,276

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: $246,250
• Closing costs: $29,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 SW 18th Ave Portland, OR	5.0	2.0	2182	$3,950	$1.81	139d	1	0.34mi
2840 SW Fern St Portland, OR	5.0	4.0	3868	$5,995	$1.55	42d	1	0.92mi
3201 SW Sherwood Pl Unit 1054293P Portland, OR	5.0	3.0	—	$7,764	—	115d	1	0.93mi

Property features AI

Finance

• Other: Building total area reported as 6,598 sq ft
• Financial info: Five total unitsUnit mix: two 870 sq ft 1-bed units (one of those listed twice as two units), one additional 870 sq ft 1-bed unit, one 870 sq ft 1-bed unit, and one 1,075 sq ft 2-bed unitCurrent rents shown: $1,395 (two units), $1,525, $1,445, and $1,650Reported capitalization rate 6.37 and gross rent multiplier 10.45
• HOA & community: Zoned RM1Community laundry

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerGas fuel and gas hot water
• Home design: Multi-family propertyNot attached (standalone building)Built in 1905
• Construction: Wood siding constructionComposition roofingFull basement foundation
• Exterior features: Wood sidingComposition roofProperty offers city and trees/woods viewsGentle sloping lot on a paved public roadLot parcel R246681

Interior

• Kitchen: Each unit includes a range, refrigerator and dishwasher
• Bedrooms: Five rental units: four 1-bedroom units and one 2-bedroom unit
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Forced-air heatingNo central cooling
• Interior features: Basement with exterior entry and dedicated storage spaceIndividual storage unitsPhoto slide show virtual tour available (unbranded)
• Laundry & utility: On-site laundry available (community feature)

Listing history 50 events

1. 2026-09-23
   days on market $985,000 Active 169 DOM
2. 2026-09-22
   days on market $985,000 Active 168 DOM
3. 2026-09-21
   days on market $985,000 Active 167 DOM
4. 2026-09-20
   days on market $985,000 Active 166 DOM
5. 2026-09-19
   days on market $985,000 Active 165 DOM
6. 2026-09-18
   days on market $985,000 Active 164 DOM
7. 2026-09-17
   days on market $985,000 Active 163 DOM
8. 2026-09-16
   days on market $985,000 Active 162 DOM
9. 2026-09-15
   days on market $985,000 Active 161 DOM
10. 2026-09-14
    days on market $985,000 Active 160 DOM
11. 2026-09-14
    days on market $985,000 Active 159 DOM
12. 2026-09-12
    days on market $985,000 Active 158 DOM
13. 2026-09-11
    pricedays on market $985,000 Active 157 DOM
14. 2026-09-05
    days on market $999,900 Active 151 DOM
15. 2026-09-04
    days on market $999,900 Active 150 DOM
16. 2026-09-03
    days on market $999,900 Active 149 DOM
17. 2026-08-31
    days on market $999,900 Active 146 DOM
18. 2026-08-30
    days on market $999,900 Active 145 DOM
19. 2026-08-29
    days on market $999,900 Active 144 DOM
20. 2026-08-28
    days on market $999,900 Active 143 DOM
21. 2026-08-27
    days on market $999,900 Active 142 DOM
22. 2026-08-25
    days on market $999,900 Active 140 DOM
23. 2026-08-24
    days on market $999,900 Active 139 DOM
24. 2026-08-23
    days on market $999,900 Active 138 DOM
25. 2026-08-22
    days on market $999,900 Active 137 DOM
26. 2026-08-21
    days on market $999,900 Active 136 DOM
27. 2026-08-20
    days on market $999,900 Active 135 DOM
28. 2026-08-19
    days on market $999,900 Active 134 DOM
29. 2026-08-18
    days on market $999,900 Active 133 DOM
30. 2026-08-17
    days on market $999,900 Active 132 DOM
31. 2026-08-16
    days on market $999,900 Active 131 DOM
32. 2026-08-15
    days on market $999,900 Active 130 DOM
33. 2026-08-14
    days on market $999,900 Active 129 DOM
34. 2026-08-13
    days on market $999,900 Active 128 DOM
35. 2026-08-11
    days on market $999,900 Active 126 DOM
36. 2026-08-10
    days on market $999,900 Active 125 DOM
37. 2026-08-09
    days on market $999,900 Active 124 DOM
38. 2026-08-08
    days on market $999,900 Active 123 DOM
39. 2026-08-06
    days on market $999,900 Active 121 DOM
40. 2026-08-05
    days on market $999,900 Active 120 DOM
41. 2026-08-04
    days on market $999,900 Active 119 DOM
42. 2026-08-03
    days on market $999,900 Active 118 DOM
43. 2026-07-31
    days on market $999,900 Active 115 DOM
44. 2026-07-30
    days on market $999,900 Active 114 DOM
45. 2026-07-30
    days on market $999,900 Active 113 DOM
46. 2026-07-28
    days on market $999,900 Active 112 DOM
47. 2026-07-26
    days on market $999,900 Active 110 DOM
48. 2026-07-24
    days on market $999,900 Active 108 DOM
49. 2026-07-23
    days on market $999,900 Active 107 DOM
50. 2026-07-22
    days on market $999,900 Active 106 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $13,852 · $1,154/mo
• Projected year-2 tax: $13,852 · $1,154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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

Taxation est. · year 1

• Rental income: $266,136
• − Mortgage interest: −$55,175
• − Property taxes: −$13,852
• − Insurance: −$4,925
• − Repairs & maintenance: −$21,291
• − Management: −$21,291
• − Depreciation: −$28,655
• Taxable income: $120,947
• Est. tax owed @ 24.0%: −$29,027
• After-tax cash flow: $100,458/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 · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $22,280–$66,840 screening

This well-maintained 5-unit property offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Freshens the interior and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ 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 Ainsworth Elementary School Middle West Sylvan Middle School High Lincoln 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): 16,887
• Household income: $63,250
• Rent vs Own: 72.8% rent · 27.2% own
• Severe rent burden: 10% 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: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 12% Two or more races 9% Hispanic / Latino 9% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Portuguese 3% Romanian 3%
• Foreign-born: 16% · China, Canada, Vietnam
• Languages at home: 83% English-only · Spanish 6% Chinese 4% Other Asian/Pacific 2%

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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: ▼ -258.86%
• Current HPI: 187.3846
• Rent YoY: ▲ 0.87%
• 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

Property features AI

Finance

• Other: Building total area reported as 6,598 sq ft
• Financial info: Five total unitsUnit mix: two 870 sq ft 1-bed units (one of those listed twice as two units), one additional 870 sq ft 1-bed unit, one 870 sq ft 1-bed unit, and one 1,075 sq ft 2-bed unitCurrent rents shown: $1,395 (two units), $1,525, $1,445, and $1,650Reported capitalization rate 6.37 and gross rent multiplier 10.45
• HOA & community: Zoned RM1Community laundry

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerGas fuel and gas hot water
• Home design: Multi-family propertyNot attached (standalone building)Built in 1905
• Construction: Wood siding constructionComposition roofingFull basement foundation
• Exterior features: Wood sidingComposition roofProperty offers city and trees/woods viewsGentle sloping lot on a paved public roadLot parcel R246681

Interior

• Kitchen: Each unit includes a range, refrigerator and dishwasher
• Bedrooms: Five rental units: four 1-bedroom units and one 2-bedroom unit
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Forced-air heatingNo central cooling
• Interior features: Basement with exterior entry and dedicated storage spaceIndividual storage unitsPhoto slide show virtual tour available (unbranded)
• Laundry & utility: On-site laundry available (community feature)

Price history

+2122.0% since first listed

9 events — show timeline

• 2026-04-07 Listed $999,900 RMLS
• 2023-09-15 Rental Removed $1,650 APPFOLIO
• 2023-08-24 Price Changed $1,650 APPFOLIO
• 2021-11-11 Pending — RMLS
• 2021-11-11 Sold (MLS) $938,000 RMLS
• 2021-11-10 Sold (Public Records) $938,000 Public Records
• 2021-08-06 Price Changed $975,000 RMLS
• 2021-07-14 Listed $1,025,000 RMLS
• 1993-05-25 Sold (Public Records) $45,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $13,852 · +3.7% YoY. Source: county tax records.