5-Plex
1314 SW Hall St · Portland, OR
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $498 – $926
Heat risk 3/10 · Minor
- Hot days now (above 91°F)
- 7 days/yr
- Hot days in 30 yrs
- 14 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 10/10 · Severe
- Unhealthy air days now
- 19 days/yr
- Unhealthy air days in 30 yrs
- 20 days/yr
Risk factors via First Street. Map © Google.
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 +28.3/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +7.7/10.0
- 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
$999,900
1314 SW Hall St · Portland, OR 97201
11 bd · 5.0 ba · 4,456 sqft · MultiFamily
public records
· 123 Days on market
Built 1905
4,791 sqft lot
$224/sqft
· at area comps
Est $1.419M · 30% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
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 5 × 6-bed/5.0-bath units multifamily listed at $1000k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $638/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($13k rent vs $1000k).
- Recommended offer: $880k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.1% 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; 259 active listings in the ZIP; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
- At $2,533/mo per unit this rent would consume 48% 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.
Negotiation context
- It's been on market 123 days — a 12% lower offer ($880k) 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
$879,912
(12.0% below list)
Questions for the listing agent
- It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.27% ✓
- Cap rate
- 10.12%
- Cash-on-cash
- 13.68%
- DSCR
- 1.61
- GRM
- 6.6
CMA / ARV
- ARV (median comp)
- $1,419,208
- List price
- $999,900
- Delta
- -29.55%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 6 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%) | 38mo | $800,000 | $191 | 25 |
| 4620 SW Condor Ave | 1.63mi | 12/6.0 (+1) | 4,834 (+8%) | 57mo | $1,592,350 | $329 | 22 |
| 1528 SE Morrison St | 1.99mi | 13/6.0 (+2) | 4,950 (+11%) | 17mo | $650,000 | $131 | 19 |
| 626 SW Sherman St | 0.48mi | 9/3.0 (-2) | 3,190 (-28%) | 20mo | $880,000 | $276 | 18 |
| 2233 NW Flanders St | 1.00mi | 12/11.0 (+1) | 3,458 (-22%) | 6mo | $1,550,000 | $448 | 15 |
| 2615 SE 13th Ave | 1.90mi | 10/15.0 (-1) | 5,515 (+24%) | 60mo | $2,250,000 | $408 | 0 |
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
- 1.4%
- Equity multiple
- 1.05×
- Total profit
- $14,750
- Equity at exit
- $149,088
10-year hold
- IRR
- 8.8%
- Equity multiple
- 1.61×
- Total profit
- $170,562
- Equity at exit
- $86,453
Cash invested: $279,972 (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 97201
- Rents YoY
- 0.9%
- Active inventory
- 259
- Price-to-rent
- 32.9×
Monthly cashflow live
↻
- Estimated rent
- $12,665 medium interval (Pro) →
- Mortgage (P&I)
- −$5,244
- Tax from tax record
- −$1,154 /mo · $13,852/yr
- Insurance
- −$417
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$2,660
- Net cashflow
- $3,191
5-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 5× units | 6 | 5 | $12,665 |
| #1 | 6 | 5 | $2,533 |
| #2 | 6 | 5 | $2,533 |
| #3 | 6 | 5 | $2,533 |
| #4 | 6 | 5 | $2,533 |
| #5 | 6 | 5 | $2,533 |
| Total (5 units) | $12,665 | ||
Break-even live
Break-even rent
$8,626
Max offer price
$999,900
Occupancy floor
70%
Sensitivity live
| Price | -10% $3,757 | -5% $3,474 | +0% $3,191 | +5% $2,908 | +10% $2,625 |
|---|---|---|---|---|---|
| Rent | -10% $2,190 | -5% $2,691 | +0% $3,191 | +5% $3,691 | +10% $4,191 |
| Rate | -1.0pp $3,694 | -0.5pp $3,445 | base $3,191 | +0.5pp $2,932 | +1.0pp $2,668 |
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
- $249,975
- Closing costs
- $29,997
- Club membership (one-time)
- —
- 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 2 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 | 93d | 1 | 0.34mi |
| 3201 SW Sherwood Pl Unit 1054293P Portland, OR | 5.0 | 3.0 | — | $7,764 | — | 69d | 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
-
2026-08-08days on market $999,900 Active 123 DOM
-
2026-08-06days on market $999,900 Active 121 DOM
-
2026-08-05days on market $999,900 Active 120 DOM
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2026-08-04days on market $999,900 Active 119 DOM
-
2026-08-03days on market $999,900 Active 118 DOM
-
2026-07-31days on market $999,900 Active 115 DOM
-
2026-07-30days on market $999,900 Active 114 DOM
-
2026-07-30days on market $999,900 Active 113 DOM
-
2026-07-28days on market $999,900 Active 112 DOM
-
2026-07-26days on market $999,900 Active 110 DOM
-
2026-07-24days on market $999,900 Active 108 DOM
-
2026-07-23days on market $999,900 Active 107 DOM
-
2026-07-22days on market $999,900 Active 106 DOM
-
2026-07-21days on market $999,900 Active 105 DOM
-
2026-07-20days on market $999,900 Active 104 DOM
-
2026-07-18days on market $999,900 Active 102 DOM
-
2026-07-18days on market $999,900 Active 101 DOM
-
2026-07-16days on market $999,900 Active 100 DOM
-
2026-07-15days on market $999,900 Active 99 DOM
-
2026-07-14days on market $999,900 Active 98 DOM
-
2026-07-13days on market $999,900 Active 97 DOM
-
2026-07-13days on market $999,900 Active 96 DOM
-
2026-07-11days on market $999,900 Active 95 DOM
-
2026-07-10days on market $999,900 Active 94 DOM
-
2026-07-09days on market $999,900 Active 93 DOM
-
2026-07-07days on market $999,900 Active 91 DOM
-
2026-07-06days on market $999,900 Active 90 DOM
-
2026-07-05days on market $999,900 Active 89 DOM
-
2026-07-03days on market $999,900 Active 87 DOM
-
2026-07-02days on market $999,900 Active 86 DOM
-
2026-07-01days on market $999,900 Active 85 DOM
-
2026-06-30days on market $999,900 Active 84 DOM
-
2026-06-29days on market $999,900 Active 83 DOM
-
2026-06-28days on market $999,900 Active 82 DOM
-
2026-06-27days on market $999,900 Active 81 DOM
-
2026-06-26days on market $999,900 Active 80 DOM
-
2026-06-24days on market $999,900 Active 78 DOM
-
2026-06-22days on market $999,900 Active 76 DOM
-
2026-06-21days on market $999,900 Active 75 DOM
-
2026-06-18days on market $999,900 Active 72 DOM
-
2026-06-17days on market $999,900 Active 71 DOM
-
2026-06-16days on market $999,900 Active 70 DOM
-
2026-06-15days on market $999,900 Active 69 DOM
-
2026-06-13days on market $999,900 Active 67 DOM
-
2026-06-09days on market $999,900 Active 63 DOM
-
2026-06-08days on market $999,900 Active 62 DOM
-
2026-06-07days on market $999,900 Active 61 DOM
-
2026-06-03days on market $999,900 Active 57 DOM
-
2026-06-02days on market $999,900 Active 56 DOM
-
2026-06-01days on market $999,900 Active 55 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $151,980
- − Mortgage interest
- −$56,010
- − Property taxes
- −$13,852
- − Insurance
- −$5,000
- − Repairs & maintenance
- −$12,158
- − Management
- −$12,158
- − Depreciation
- −$29,088
- Taxable income
- $23,714
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$5,691
- After-tax cash flow
- $32,598/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
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
- Severe rent burden
- 10% 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
- 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%
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
Industry mix (Fortune 500 HQ in OR)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Consumer Goods | 1 | $51B |
|
||
Price history
+2122.0% since first listed9 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%/yrLatest (2025): $13,852 · +3.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…