16000 SE Powell Blvd #68 · Portland, OR 97236

$129,500

3 bd · 2.0 ba · 1,596 sqft · Manufactured public records · 117 Days on market

Built 1984 $81/sqft · 7% above area Est $121k · 7% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.3/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious corner lot move-in ready home. This home offers 3 bedroom, 2 bath and 1,596sqft of comfortable living space in a well-maintained all-age community park. Enjoy the oversized living room flooded with natural light, ideal for both everyday living and entertaining. The brand new kitchen is a standout feature, complete with top of the line appliances, stylish backsplash, and a kitchen bar area. A 2nd living room provides the perfect setup for a home office, playroom, 4th bedroom if enclosed, or flex space, adding versatility to the layout. All 3 bedrooms are generously sized, including a large primary suite with a walk-in closet, new vanity, and a full walk-in shower. Step outside to a large deck and private backyard perfect for bbq's or relaxing. Additional highlights include an oversized carport & a spacious storage shed. Space rent is $1,220/month.

Key facts

• Move-in ready
• Brand new kitchen
• Kitchen bar area

Tags

• CORNER LOT
• MOVE-IN READY
• OVERSIZED LIVING ROOM
• BRAND NEW KITCHEN
• TOP OF THE LINE APPLIANCES
• KITCHEN BAR AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 2.2% 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.
• Centennial SD 28J (suburban): math 31% / reading 43% proficiency, ranked #125 of 183 in OR (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($75k/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 $895 of loan paydown is wiped out by about $4k 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 + 1.6% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $25k; list at $130k implies a 418% gain — meaningful room to come down on a strong offer.

Recommended offer $117,845 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $120,932
• List price: $129,500
• Delta: 7.08%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15768 SE Powell Blvd #13	0.14mi	3/2.0	1,568 (-2%)	9mo	$149,900	$96	83
16000 SE Powell Blvd #21	0.09mi	3/2.0	1,641 (+3%)	19mo	$114,000	$69	76
3930 SE 162nd Ave	0.17mi	2/2.0 (-1)	1,568 (-2%)	13mo	$113,500	$72	74
3930 SE 162nd Ave #4	0.12mi	3/2.0	1,456 (-9%)	11mo	$119,999	$82	70
16000 SE Powell Blvd #16	0.07mi	3/2.0	1,404 (-12%)	8mo	$69,985	$50	70
16000 SE Powell Blvd #76	0.00mi	3/2.0	1,456 (-9%)	22mo	$138,000	$95	67

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.66×
• Total profit: $24,077
• Equity at exit: $19,309

10-year hold

• IRR: 24.3%
• Equity multiple: 2.97×
• Total profit: $71,467
• Equity at exit: $11,197

Cash invested: $36,260 (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 97236

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $751

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 59%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16804 SE Powell Blvd Portland, OR	2.0	2.0	1101	$1,625	$1.48	10d	1	0.44mi
16804 SE Powell Blvd Portland, OR	2.0	2.0	1070	$1,675	$1.57	14d	1	0.44mi
16804 SE Powell Blvd Portland, OR	3.0	3.0	1564	$2,350	$1.50	24d	1	0.44mi
16804 SE Powell Blvd Unit 12-102 Portland, OR	2.0	2.0	1070	$1,725	$1.61	21d	1	0.44mi
16804 SE Powell Blvd Unit 08-202 Portland, OR	2.0	2.0	1070	$1,395	$1.30	21d	1	0.44mi
16804 SE Powell Blvd Unit 18-201 Portland, OR	2.0	2.0	1070	$1,675	$1.57	21d	1	0.44mi
16804 SE Powell Blvd Unit 04-101 Portland, OR	3.0	2.5	1564	$2,350	$1.50	21d	1	0.44mi
16824 SE Powell Blvd Portland, OR	2.0	2.0	1070	$1,720	$1.61	4d	5	0.46mi
16811 SE Francis St Portland, OR	3.0	1.0	1488	$2,600	$1.75	14d	1	0.47mi
16916 SE Powell Blvd Portland, OR	2.0	2.0	1070	$1,695	$1.58	43d	1	0.49mi
15075 SE Powell Blvd Portland, OR	3.0	3.5	1500	$2,295	$1.53	4d	3	0.52mi
15075 SE Powell Blvd Apt 4 Portland, OR	3.0	3.5	1500	$2,395	$1.60	43d	1	0.52mi
14915 SE Woodward St Portland, OR	4.0	2.0	1608	$2,850	$1.77	2d	1	0.71mi
2641 SE 168th Ave Portland, OR	3.0	1.5	1144	$2,700	$2.36	43d	1	0.77mi
2609 SE 145th Ave Unit H-77 Portland, OR	3.0	1.5	1117	$1,504	$1.35	17d	1	0.99mi
2609 SE 145th Ave Unit C-19 Portland, OR	3.0	1.5	1117	$1,499	$1.34	17d	1	0.99mi
4850 SW 11th St Gresham, OR	2.0	2.0	1075	$1,575	$1.47	4d	2	1.04mi
4777 SW 11th St Gresham, OR	2.0–3.0	2.0	1042	$2,134	$2.05	1d	5	1.04mi
16456 SE Stephens Ct Portland, OR	3.0	1.5	1280	$2,495	$1.95	2d	1	1.10mi
1811 SE 162nd Ave Portland, OR	3.0	1.5	1092	$2,295	$2.10	24d	1	1.11mi
3208 SE 136th Ave Unit 3 Portland, OR	3.0	1.5	1217	$1,597	$1.31	24d	1	1.20mi
5524 SE 140th Pl Portland, OR	4.0	3.0	1584	$3,050	$1.93	17d	1	1.22mi
3228 SE 136th Ave Portland, OR	2.0–3.0	1.5	1058	$1,597	$1.51	4d	4	1.22mi
3883 SE 136th Ave Portland, OR	4.0	2.5	1660	$2,400	$1.45	43d	1	1.23mi
13436 SE Bush St Portland, OR	2.0–3.0	1.5–2.0	1075	$1,995	$1.86	43d	1	1.24mi
14909 SE Mill St Portland, OR	3.0	1.0	1550	$2,495	$1.61	20d	1	1.25mi
13515 SE Holgate Blvd Portland, OR	3.0	2.0	2160	$2,495	$1.16	43d	1	1.26mi
13907 SE Division St Unit 01 Portland, OR	3.0	2.0	1188	$1,723	$1.45	43d	1	1.27mi
5344 SE 137th Ave Portland, OR	3.0	2.5	1600	$2,395	$1.50	17d	1	1.29mi
5329 SE 137th Ave Portland, OR	3.0	2.5	1559	$2,250	$1.44	24d	1	1.34mi
17930 SE Harrison St Portland, OR	3.0	2.0	1666	$2,595	$1.56	7d	1	1.41mi
13448 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	2d	1	1.42mi
13450 SE Division St Portland, OR	4.0	2.0	1450	$2,550	$1.76	43d	1	1.43mi
13726 SE Reedway St Portland, OR	3.0	2.5	1817	$2,295	$1.26	43d	1	1.43mi
13066 SE Powell Blvd Unit 10 Portland, OR	2.0	2.0	1100	$1,550	$1.41	24d	1	1.46mi
13062 SE Powell Blvd Apt 6 Portland, OR	2.0	2.0	1100	$1,550	$1.41	43d	1	1.46mi
2471 SE 135th Ave Unit 2471 Portland, OR	3.0	1.5	1100	$1,495	$1.36	24d	1	1.50mi

Listing history 16 events

1. 2026-06-16
   status $129,500 Pending 117 DOM
2. 2026-06-15
   days on market $129,500 Active 117 DOM
3. 2026-06-13
   days on market $129,500 Active 115 DOM
4. 2026-06-13
   days on market $129,500 Active 114 DOM
5. 2026-06-09
   days on market $129,500 Active 111 DOM
6. 2026-06-07
   days on market $129,500 Active 109 DOM
7. 2026-06-05
   days on market $129,500 Active 106 DOM
8. 2026-06-03
   days on market $129,500 Active 105 DOM
9. 2026-06-02
   days on market $129,500 Active 104 DOM
10. 2026-06-01
    days on market $129,500 Active 103 DOM
11. 2026-05-31
    days on market $129,500 Active 102 DOM
12. 2026-04-29
    price $129,500 887-char remark

    Show marketing remark (887 chars)

    Welcome to this spacious corner lot move-in ready home. This home offers 3 bedroom, 2 bath and 1,596sqft of comfortable living space in a well-maintained all-age community park. Enjoy the oversized living room flooded with natural light, ideal for both everyday living and entertaining. The brand new kitchen is a standout feature, complete with top of the line appliances, stylish backsplash, and a kitchen bar area. A 2nd living room provides the perfect setup for a home office, playroom, 4th bedroom if enclosed, or flex space, adding versatility to the layout. All 3 bedrooms are generously sized, including a large primary suite with a walk-in closet, new vanity, and a full walk-in shower. Step outside to a large deck and private backyard perfect for bbq's or relaxing. Additional highlights include an oversized carport & a spacious storage shed. Space rent is $1,220/month.

13. 2026-02-18
    listed $135,000 Active 887-char remark

    Show marketing remark (887 chars)

    Welcome to this spacious corner lot move-in ready home. This home offers 3 bedroom, 2 bath and 1,596sqft of comfortable living space in a well-maintained all-age community park. Enjoy the oversized living room flooded with natural light, ideal for both everyday living and entertaining. The brand new kitchen is a standout feature, complete with top of the line appliances, stylish backsplash, and a kitchen bar area. A 2nd living room provides the perfect setup for a home office, playroom, 4th bedroom if enclosed, or flex space, adding versatility to the layout. All 3 bedrooms are generously sized, including a large primary suite with a walk-in closet, new vanity, and a full walk-in shower. Step outside to a large deck and private backyard perfect for bbq's or relaxing. Additional highlights include an oversized carport & a spacious storage shed. Space rent is $1,220/month.

14. 2004-08-19
    soldstatus $25,000 300-char remark

    Show marketing remark (300 chars)

    Well kept home in a great comm. Lrg Fam Rm wLots of Windows, Vaulted Ceil & Skylites. Kitchen Vaulted Ceil & Eat Bar. A/C, Lrg Cover Carport, Private 10x20 Deck, Beautiful Landscap, Tool Shed, New Heat Pump & Furnace, New Gutters, New interior Paint. Close to walk trail to Powell Butte.

15. 2004-08-11
    historical 300-char remark

    Show marketing remark (300 chars)

    Well kept home in a great comm. Lrg Fam Rm wLots of Windows, Vaulted Ceil & Skylites. Kitchen Vaulted Ceil & Eat Bar. A/C, Lrg Cover Carport, Private 10x20 Deck, Beautiful Landscap, Tool Shed, New Heat Pump & Furnace, New Gutters, New interior Paint. Close to walk trail to Powell Butte.

16. 2004-04-27
    listed $29,950 300-char remark

    Show marketing remark (300 chars)

    Well kept home in a great comm. Lrg Fam Rm wLots of Windows, Vaulted Ceil & Skylites. Kitchen Vaulted Ceil & Eat Bar. A/C, Lrg Cover Carport, Private 10x20 Deck, Beautiful Landscap, Tool Shed, New Heat Pump & Furnace, New Gutters, New interior Paint. Close to walk trail to Powell Butte.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,005
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$3,767
• Taxable income: $7,393
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $7,240/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: Centennial SD 28J
• NCES district ID: 4102800
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $49,619
• Composite: 34.5/100
• National rank: #10133
• State rank: #125 of 183 in OR

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 · 786,692 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 37,558
• Household income: $75,090
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1744.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Asian 13% Two or more races 12% Black 9% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Italian 3% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 63% English-only · Spanish 16% Vietnamese 6% Russian/Polish/Slavic 5%

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: ▼ -334.44%
• Current HPI: 289.931
• Rent YoY: ▲ 1.64%
• 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

+332.4% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $129,500 RMLS
• 2026-02-18 Listed $135,000 RMLS
• 2004-08-19 Sold (MLS) $25,000 RMLS
• 2004-08-11 Delisted — RMLS
• 2004-04-27 Listed $29,950 RMLS

Property tax history

-11.8%/yr

Latest (2025): $75 · +91.1% YoY. Source: county tax records.