1111 SE 3rd Ave #13 · Canby, OR 97013

$160,000

3 bd · 2.0 ba · 1,404 sqft · Condo · 27 Days on market

Built 1995 ↓ 9% since listing

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Why this score? — see what drove the F 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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Livability +4.1/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared for home, split floorplan, master has nice bathroom with tile and extra large walk in closet. Kitchen and dining room is oversized, walk in pantry, new sink and faucet. New laminate flooring, all appliances included. Extra large garage with garage door opener, deck off the master and back yard has raised beds for gardening. Very private.

Key facts

• Soaking tub
• Walk-in closet
• Private backyard

Tags

• SPLIT FLOOR PLAN
• TILED BATHROOM
• SOAKING TUB
• WALK-IN CLOSET
• RETRACTABLE AWNING
• PRIVATE BACKYARD

Property features AI

Finance

• Financial info: Lot rent $1,161 monthly
• HOA & community: Located in Pine Crossing Estates (park application required by buyer)

Exterior

• Parking: Covered carport (1 covered parking space); Oversized 1-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (Residential); Updated / remodeled condition; One-level layout; No view
• Construction: Built in 1995; Block foundation; Composition roof
• Exterior features: Deck; Fenced yard; Wood siding

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Island; Pantry
• Bedrooms: Primary bedroom on main with walk-in closet and soaking tub; Second bedroom on main; Third bedroom on main
• Flooring: Laminate flooring in bedrooms and kitchen areas; Wall-to-wall carpet in living room
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Garage door opener; High ceilings; Laminate flooring; Laundry area on main; Soaking tub; Washer and dryer included; Double pane windows with vinyl frames; Skylight(s)
• Laundry & utility: Main-level laundry with washer and dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 3.4% vs local median 2.1% in Canby — 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 82/100 on livability (#43 in OR, #1,056 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D-.
• Canby SD 86 (town): math 36% / reading 45% proficiency, ranked #14 of 58 in OR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Philander Lee Elementary School (math 10% / reading 44%, grade F, #288 of 412 statewide, top 73%, 316 students, 37% FRL); Baker Prairie Middle School (math 42% / reading 54%, grade C-, #30 of 128 statewide, top 23%, 557 students, 33% FRL); Canby High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 1,393 students, 27% FRL).
• Market conditions: Rents rising (+1.9%/yr); 168 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: HOA is 50% of rent.

Recommended offer $157,600 (1.5% 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. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 3.36%
• Cash-on-cash: -10.49%
• DSCR: 0.53
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -37.3%
• Equity multiple: -0.17×
• Total profit: $-52,514
• Equity at exit: $23,857

10-year hold

• IRR: -68.2%
• Equity multiple: -0.88×
• Total profit: $-84,440
• Equity at exit: $13,834

Cash invested: $44,800 (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 97013

• Rents YoY: 1.9%
• Active inventory: 168
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$839
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$67
• HOA est. from 6 same-building comps: −$1,006
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-391

Break-even live

Break-even rent $2,505

Max offer price $90,842

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-346	+0% $-391	+5% $-437	+10% $-482
Rent	-10% $-550	-5% $-471	+0% $-391	+5% $-312	+10% $-233
Rate	-1.0pp $-311	-0.5pp $-351	base $-391	+0.5pp $-433	+1.0pp $-475

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 SE 5th Ave Canby, OR	2.0–3.0	2.0	1066	$1,840	$1.73	3d	2	0.13mi
259 S Sequoia Pkwy Canby, OR	1.0–2.0	1.0–2.0	884	$1,985	$2.24	0d	9	0.32mi
575 N Pine St Unit 575 Canby, OR	2.0	1.0	1100	$1,550	$1.41	5d	1	0.39mi
645 N Pine St Canby, OR	2.0	1.0	1100	$1,550	$1.41	3d	1	0.39mi
625 N Pine St Unit 639 Canby, OR	2.0	1.0	1100	$1,550	$1.41	45d	1	0.41mi
190 SE 3rd Ave Canby, OR	3.0	2.0	1196	$2,450	$2.05	45d	1	0.44mi
499 SW 5th Ave Canby, OR	3.0	1.0	942	$2,195	$2.33	45d	1	0.76mi
259 N Cedar St Canby, OR	3.0	2.5	1453	$2,399	$1.65	9d	1	1.00mi
1802 N Pine St Canby, OR	2.0	2.0	1002	$1,499	$1.50	5d	1	1.05mi
267 N Aspen St Canby, OR	3.0	2.5	1252	$2,100	$1.68	21d	1	1.10mi
2040 N Redwood St Canby, OR	1.0–2.0	1.0	910	$1,599	$1.76	3d	2	1.20mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-23
   listed $160,000 Active 700-char remark
2. 2024-06-21
   soldstatus $155,000 Closed 352-char remark

   Show marketing remark (352 chars)

   Well cared for home, split floorplan, master has nice bathroom with tile and extra large walk in closet. Kitchen and dining room is oversized, walk in pantry, new sink and faucet. New laminate flooring, all appliances included. Extra large garage with garage door opener, deck off the master and back yard has raised beds for gardening. Very private.

3. 2024-06-06
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Well cared for home, split floorplan, master has nice bathroom with tile and extra large walk in closet. Kitchen and dining room is oversized, walk in pantry, new sink and faucet. New laminate flooring, all appliances included. Extra large garage with garage door opener, deck off the master and back yard has raised beds for gardening. Very private.

4. 2024-04-16
   listed $165,000 Active 352-char remark

   Show marketing remark (352 chars)

   Well cared for home, split floorplan, master has nice bathroom with tile and extra large walk in closet. Kitchen and dining room is oversized, walk in pantry, new sink and faucet. New laminate flooring, all appliances included. Extra large garage with garage door opener, deck off the master and back yard has raised beds for gardening. Very private.

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$741/yr (+$62/mo · 91.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,119
• − Mortgage interest: −$8,962
• − Property taxes: −$811
• − Insurance: −$800
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$12,072
• − Depreciation: −$4,655
• Taxable loss: −$7,040
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-3,008/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: Canby SD 86
• NCES district ID: 4102640
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $64,246
• Composite: 36.24/100
• National rank: #4717
• State rank: #14 of 58 in OR

Livability — Canby

• Score: 82/100
• State rank: #43
• US rank: #1056

Category grades

Amenities A Commute A+ Cost of living D- Crime A- Employment A+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canby, OR
• County: Clackamas County · 361,406 people
• City population: 24,293
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 24,293
• Household income: $101,832
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 575.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 14% Russian/Polish/Slavic 1% Vietnamese 1%

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: ▼ -427.87%
• Current HPI: 287.758
• Rent YoY: ▲ 1.89%
• 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

-9.1% since first listed

6 events — show timeline

• 2026-06-02 Sold (MLS) $150,000 RMLS
• 2026-05-20 Pending — RMLS
• 2026-04-23 Listed $160,000 RMLS
• 2024-06-21 Sold (MLS) $155,000 RMLS
• 2024-06-06 Pending — RMLS
• 2024-04-16 Listed $165,000 RMLS

Property tax history

+3.8%/yr

Latest (2025): $811 · +2.8% YoY. Source: county tax records.