32700 SE Leewood Ln #58 · Boring, OR 97009

$154,900

3 bd · 2.0 ba · 1,403 sqft · Other · 102 Days on market

Built 1978 $110/sqft · 19% above area Est $130k · 19% over

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 3-bedroom, 2 bathroom home located in the peaceful, wooded community of Big Valley Woods. Offering over 1,400 square feet of thoughtfully updated living space, this home blends modern upgrades with a quiet natural setting. Inside, you'll find a bright open-concept layout centered around a remodeled kitchen with a large island and sink, perfect for cooking, gathering, and entertaining. The kitchen is equipped with stainless steel appliances, giving the home a fresh, move in ready feel. The spacious layout flows seamlessly into the living and dining areas, creating a comfortable and inviting space for everyday living. Step outside to the back deck where you can relax and enjoy the surrounding trees and peaceful atmosphere. Additional features include a longer driveway and a setting that offers privacy while still being conveniently located. Space rent is $1270/Month includes water, sewer and garbage.

Key facts

• Privacy
• Longer driveway
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• BACK DECK
• LONGER DRIVEWAY
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Oregon Trail SD 46 (town): math 47% / reading 64% proficiency, ranked #12 of 183 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 active listings in the ZIP; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clackamas County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $37k; list at $155k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.64%
• DSCR: 2.90
• GRM: 4.2

CMA / ARV

• ARV (median comp): $129,692
• List price: $154,900
• Delta: 19.44%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.68×
• Total profit: $73,006
• Equity at exit: $23,096

10-year hold

• IRR: 45.8%
• Equity multiple: 5.38×
• Total profit: $189,757
• Equity at exit: $13,393

Cash invested: $43,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97009

• Active inventory: 38
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,104 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,541

Break-even live

Break-even rent $1,153

Max offer price $154,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,629	-5% $1,585	+0% $1,541	+5% $1,497	+10% $1,453
Rent	-10% $1,296	-5% $1,419	+0% $1,541	+5% $1,664	+10% $1,786
Rate	-1.0pp $1,619	-0.5pp $1,581	base $1,541	+0.5pp $1,501	+1.0pp $1,460

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $154,900 Active 102 DOM
2. 2026-06-18
   days on market $154,900 Active 99 DOM
3. 2026-06-17
   days on market $154,900 Active 98 DOM
4. 2026-06-16
   days on market $154,900 Active 97 DOM
5. 2026-06-15
   days on market $154,900 Active 96 DOM
6. 2026-06-13
   days on market $154,900 Active 94 DOM
7. 2026-06-13
   days on market $154,900 Active 93 DOM
8. 2026-06-09
   days on market $154,900 Active 90 DOM
9. 2026-06-08
   days on market $154,900 Active 89 DOM
10. 2026-06-07
    days on market $154,900 Active 88 DOM
11. 2026-06-03
    days on market $154,900 Active 84 DOM
12. 2026-06-02
    days on market $154,900 Active 83 DOM
13. 2026-06-01
    days on market $154,900 Active 82 DOM
14. 2026-05-31
    days on market $154,900 Active 81 DOM
15. 2026-05-01
    price $154,900 934-char remark

    Show marketing remark (934 chars)

    Beautifully remodeled 3-bedroom, 2 bathroom home located in the peaceful, wooded community of Big Valley Woods. Offering over 1,400 square feet of thoughtfully updated living space, this home blends modern upgrades with a quiet natural setting. Inside, you'll find a bright open-concept layout centered around a remodeled kitchen with a large island and sink, perfect for cooking, gathering, and entertaining. The kitchen is equipped with stainless steel appliances, giving the home a fresh, move in ready feel. The spacious layout flows seamlessly into the living and dining areas, creating a comfortable and inviting space for everyday living. Step outside to the back deck where you can relax and enjoy the surrounding trees and peaceful atmosphere. Additional features include a longer driveway and a setting that offers privacy while still being conveniently located. Space rent is $1270/Month includes water, sewer and garbage.

16. 2026-03-11
    listed $159,900 Active 934-char remark

    Show marketing remark (934 chars)

    Beautifully remodeled 3-bedroom, 2 bathroom home located in the peaceful, wooded community of Big Valley Woods. Offering over 1,400 square feet of thoughtfully updated living space, this home blends modern upgrades with a quiet natural setting. Inside, you'll find a bright open-concept layout centered around a remodeled kitchen with a large island and sink, perfect for cooking, gathering, and entertaining. The kitchen is equipped with stainless steel appliances, giving the home a fresh, move in ready feel. The spacious layout flows seamlessly into the living and dining areas, creating a comfortable and inviting space for everyday living. Step outside to the back deck where you can relax and enjoy the surrounding trees and peaceful atmosphere. Additional features include a longer driveway and a setting that offers privacy while still being conveniently located. Space rent is $1270/Month includes water, sewer and garbage.

17. 2007-07-09
    soldstatus $37,000 335-char remark

    Show marketing remark (335 chars)

    Incredible Setting for this Spacious Home with a Huge Living Room, Formal Dining Room, Large Kitchen with Eating Bar. Family Room with Wood Stove. 10 x 16 Tuff Shed - Hot Tub - Brick Patio. Space rent is only $495 per Month and Includes Water, Sewer, Garbage, a 9 Hole Golf Course, Nature Trails, Ponds, Creek and lots of Wild Life.

18. 2007-06-01
    historical 335-char remark

    Show marketing remark (335 chars)

    Incredible Setting for this Spacious Home with a Huge Living Room, Formal Dining Room, Large Kitchen with Eating Bar. Family Room with Wood Stove. 10 x 16 Tuff Shed - Hot Tub - Brick Patio. Space rent is only $495 per Month and Includes Water, Sewer, Garbage, a 9 Hole Golf Course, Nature Trails, Ponds, Creek and lots of Wild Life.

19. 2007-05-10
    listed $39,950 335-char remark

    Show marketing remark (335 chars)

    Incredible Setting for this Spacious Home with a Huge Living Room, Formal Dining Room, Large Kitchen with Eating Bar. Family Room with Wood Stove. 10 x 16 Tuff Shed - Hot Tub - Brick Patio. Space rent is only $495 per Month and Includes Water, Sewer, Garbage, a 9 Hole Golf Course, Nature Trails, Ponds, Creek and lots of Wild Life.

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$1,097/yr (+$91/mo · 270.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,243
• − Mortgage interest: −$8,677
• − Property taxes: −$405
• − Insurance: −$774
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$4,506
• Taxable income: $16,921
• Est. tax owed @ 24.0%: −$4,061
• After-tax cash flow: $14,433/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)

• District: Oregon Trail SD 46
• NCES district ID: 4110890
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $61,406
• Composite: 50.19/100
• National rank: #4075
• State rank: #12 of 183 in OR

Livability — Boring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,877

Population outlook (Clackamas County) Hauer SSP2

• Today (2025): 458,456 people
• By 2030: 485,185 · +5.8%
• By 2040: 532,932 · +16.2%
• By 2050: 574,445 · +25.3%
• By 2075: 665,497 · +45.2%
• By 2100: 697,488 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 3% Slovak 3% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 2%

Political lean MEDSL · Clackamas

• 2024 margin: Lean D (+9.7) · D 53.4% · R 43.6% · Other 3.0%
• 2008→2024 swing: -0.6pp no change · 2008: 10.4pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+11.1 2016: D+6.1 2012: D+3.5 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.15%
• Current HPI: 307.0405
• Rent YoY: —
• Metro: —
• 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

+287.7% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $154,900 RMLS
• 2026-03-11 Listed $159,900 RMLS
• 2007-07-09 Sold (MLS) $37,000 RMLS
• 2007-06-01 Delisted — RMLS
• 2007-05-10 Listed $39,950 RMLS

Property tax history

+3.6%/yr

Latest (2025): $405 · -2.3% YoY. Source: county tax records.