805 SE 139th Ave · Portland, OR 97233

$417,000

6 bd · 3.0 ba · 1,994 sqft · SingleFamily public records · 172 Days on market

Built 1939 0.47 ac lot $209/sqft · 7% below area Est $558k · 25% under

---

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

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming tri level daylight ranch home offering 2494 sq ft of living space on a generous 20,000 sq ft lot. Featuring 6 bedrooms and 3 full bathrooms, this property boasts 1,942 above grade square feet with a space main level 1,390 sf ft, upper level 552 sq ft, and lower level 552 sq ft. Enjoy modern comforts heat pump, and double pane windows, complemented by elegant laminate and tile flooring throughout. Relax in the living room or entertain on the expansive patio with a fenced yard, outbuilding and tool shed. Additional highlights include a shop with a 1 bay roll up door and separate man door entry, RV parking and partial basement. This home is a rare find with its large lot and versatile space. Dont miss out, schedule your viewing today.

Key facts

• Laminate flooring
• Heat pump
• Double pane windows

Tags

• 20
• 000 SQ FT LOT
• HEAT PUMP
• DOUBLE PANE WINDOWS
• LAMINATE FLOORING
• TILE FLOORING

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $417k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (19.4% below list).
• Recommended offer: $336k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• David Douglas SD 40 (urban): math 34% / reading 49% proficiency, ranked #99 of 183 in OR (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Menlo Park Elementary School (383 students, 78% FRL); Floyd Light Middle School (635 students, 78% FRL); David Douglas High School (2,698 students, 73% FRL).
• Market conditions: Rents flat; 155 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• At $3,363/mo this rent would consume 67% of the median local household income ($60k/yr) (locally 2541% of renters already pay >50% of income on rent) — 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 $3k of loan paydown is wiped out by about $13k 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 172 days — a 12% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $52k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $336,283 (19.4% 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. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.81% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $558,234
• List price: $417,000
• Delta: -25.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 SE 139th Ave	0.10mi	5/2.0 (-1)	2,016 (+1%)	22mo	$445,000	$221	66
13036 SE Morrison St	0.39mi	6/3.0	1,976 (-1%)	23mo	$516,614	$261	61
833 SE 151st Ave	0.62mi	5/5.0 (-1)	1,975 (-1%)	1mo	$525,000	$266	56
14235 SE Mill St	0.50mi	7/3.0 (+1)	1,907 (-4%)	17mo	$520,000	$273	50
843 SE 147th Ave	0.44mi	5/3.0 (-1)	2,250 (+13%)	8mo	$665,000	$296	46
1609 SE 139th Ave	0.34mi	5/3.0 (-1)	2,236 (+12%)	19mo	$525,000	$235	43
12615 SE Madison St	0.64mi	5/3.0 (-1)	2,202 (+10%)	18mo	$545,000	$248	32
13209 SE Ankeny Ct	0.44mi	5/3.0 (-1)	2,267 (+14%)	24mo	$575,000	$254	32
15200 SE Main St	0.74mi	5/2.0 (-1)	1,728 (-13%)	16mo	$397,000	$230	21

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 · 0.96% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.21×
• Total profit: $-91,886
• Equity at exit: $62,176

10-year hold

• IRR: -24.8%
• Equity multiple: -0.11×
• Total profit: $-129,027
• Equity at exit: $36,055

Cash invested: $116,760 (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 97233

• Rents YoY: 1.0%
• Active inventory: 155
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,363 medium
• Mortgage (P&I): −$2,187
• Tax from tax record: −$573 /mo · $6,875/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-277

Break-even live

Break-even rent $3,713

Max offer price $368,098

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-159	+0% $-277	+5% $-395	+10% $-513
Rent	-10% $-542	-5% $-410	+0% $-277	+5% $-144	+10% $-11
Rate	-1.0pp $-67	-0.5pp $-171	base $-277	+0.5pp $-385	+1.0pp $-495

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: $104,250
• Closing costs: $12,510
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 NE 148th Ave Portland, OR	5.0	2.0	1910	$3,195	$1.67	0d	1	0.74mi
1120 NE 153rd Ave Portland, OR	5.0	3.0	2253	$3,695	$1.64	0d	1	1.25mi
1339 SE 163rd Ave Portland, OR	5.0	2.0	2128	$5,000	$2.35	0d	1	1.27mi
14512 NE Broadway Portland, OR	5.0	2.5	2086	$3,195	$1.53	9d	1	1.33mi

Listing history 20 events

1. 2026-05-13
   price $417,000 752-char remark

   Show marketing remark (752 chars)

   Charming tri level daylight ranch home offering 2494 sq ft of living space on a generous 20,000 sq ft lot. Featuring 6 bedrooms and 3 full bathrooms, this property boasts 1,942 above grade square feet with a space main level 1,390 sf ft, upper level 552 sq ft, and lower level 552 sq ft. Enjoy modern comforts heat pump, and double pane windows, complemented by elegant laminate and tile flooring throughout. Relax in the living room or entertain on the expansive patio with a fenced yard, outbuilding and tool shed. Additional highlights include a shop with a 1 bay roll up door and separate man door entry, RV parking and partial basement. This home is a rare find with its large lot and versatile space. Dont miss out, schedule your viewing today.

2. 2026-04-11
   price $429,000 752-char remark

   Show marketing remark (752 chars)

   Charming tri level daylight ranch home offering 2494 sq ft of living space on a generous 20,000 sq ft lot. Featuring 6 bedrooms and 3 full bathrooms, this property boasts 1,942 above grade square feet with a space main level 1,390 sf ft, upper level 552 sq ft, and lower level 552 sq ft. Enjoy modern comforts heat pump, and double pane windows, complemented by elegant laminate and tile flooring throughout. Relax in the living room or entertain on the expansive patio with a fenced yard, outbuilding and tool shed. Additional highlights include a shop with a 1 bay roll up door and separate man door entry, RV parking and partial basement. This home is a rare find with its large lot and versatile space. Dont miss out, schedule your viewing today.

3. 2026-02-27
   status Active 752-char remark

   Show marketing remark (752 chars)

   Charming tri level daylight ranch home offering 2494 sq ft of living space on a generous 20,000 sq ft lot. Featuring 6 bedrooms and 3 full bathrooms, this property boasts 1,942 above grade square feet with a space main level 1,390 sf ft, upper level 552 sq ft, and lower level 552 sq ft. Enjoy modern comforts heat pump, and double pane windows, complemented by elegant laminate and tile flooring throughout. Relax in the living room or entertain on the expansive patio with a fenced yard, outbuilding and tool shed. Additional highlights include a shop with a 1 bay roll up door and separate man door entry, RV parking and partial basement. This home is a rare find with its large lot and versatile space. Dont miss out, schedule your viewing today.

4. 2026-01-13
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Charming tri level daylight ranch home offering 2494 sq ft of living space on a generous 20,000 sq ft lot. Featuring 6 bedrooms and 3 full bathrooms, this property boasts 1,942 above grade square feet with a space main level 1,390 sf ft, upper level 552 sq ft, and lower level 552 sq ft. Enjoy modern comforts heat pump, and double pane windows, complemented by elegant laminate and tile flooring throughout. Relax in the living room or entertain on the expansive patio with a fenced yard, outbuilding and tool shed. Additional highlights include a shop with a 1 bay roll up door and separate man door entry, RV parking and partial basement. This home is a rare find with its large lot and versatile space. Dont miss out, schedule your viewing today.

5. 2025-11-21
   price $462,000 752-char remark

   Show marketing remark (752 chars)

   Charming tri level daylight ranch home offering 2494 sq ft of living space on a generous 20,000 sq ft lot. Featuring 6 bedrooms and 3 full bathrooms, this property boasts 1,942 above grade square feet with a space main level 1,390 sf ft, upper level 552 sq ft, and lower level 552 sq ft. Enjoy modern comforts heat pump, and double pane windows, complemented by elegant laminate and tile flooring throughout. Relax in the living room or entertain on the expansive patio with a fenced yard, outbuilding and tool shed. Additional highlights include a shop with a 1 bay roll up door and separate man door entry, RV parking and partial basement. This home is a rare find with its large lot and versatile space. Dont miss out, schedule your viewing today.

6. 2025-10-21
   listed $469,000 Active 752-char remark

   Show marketing remark (752 chars)

   Charming tri level daylight ranch home offering 2494 sq ft of living space on a generous 20,000 sq ft lot. Featuring 6 bedrooms and 3 full bathrooms, this property boasts 1,942 above grade square feet with a space main level 1,390 sf ft, upper level 552 sq ft, and lower level 552 sq ft. Enjoy modern comforts heat pump, and double pane windows, complemented by elegant laminate and tile flooring throughout. Relax in the living room or entertain on the expansive patio with a fenced yard, outbuilding and tool shed. Additional highlights include a shop with a 1 bay roll up door and separate man door entry, RV parking and partial basement. This home is a rare find with its large lot and versatile space. Dont miss out, schedule your viewing today.

7. 2022-06-16
   soldstatus $540,000 Sold 452-char remark

   Show marketing remark (452 chars)

   Great value fenced big lot single-family house with 6+ bedrooms/ 3 full bathrooms extra family room or master bedroom for big family with almost 1/2 acres build-able lot(buyer to verify with city), over $100k remodeled 3 years ago for new 3 set A/C & heating system, flooring, large shop have high end sound reduce Karaoke room attach with finish A/C & heating detach garage/shop. Wood fence...great price under market price go fast much see...

8. 2022-06-16
   soldstatus $540,000

   Show marketing remark (452 chars)

   Great value fenced big lot single-family house with 6+ bedrooms/ 3 full bathrooms extra family room or master bedroom for big family with almost 1/2 acres build-able lot(buyer to verify with city), over $100k remodeled 3 years ago for new 3 set A/C & heating system, flooring, large shop have high end sound reduce Karaoke room attach with finish A/C & heating detach garage/shop. Wood fence...great price under market price go fast much see...

9. 2022-05-12
   status Pending 452-char remark

   Show marketing remark (452 chars)

   Great value fenced big lot single-family house with 6+ bedrooms/ 3 full bathrooms extra family room or master bedroom for big family with almost 1/2 acres build-able lot(buyer to verify with city), over $100k remodeled 3 years ago for new 3 set A/C & heating system, flooring, large shop have high end sound reduce Karaoke room attach with finish A/C & heating detach garage/shop. Wood fence...great price under market price go fast much see...

10. 2022-05-07
    price $539,900 452-char remark

    Show marketing remark (452 chars)

    Great value fenced big lot single-family house with 6+ bedrooms/ 3 full bathrooms extra family room or master bedroom for big family with almost 1/2 acres build-able lot(buyer to verify with city), over $100k remodeled 3 years ago for new 3 set A/C & heating system, flooring, large shop have high end sound reduce Karaoke room attach with finish A/C & heating detach garage/shop. Wood fence...great price under market price go fast much see...

11. 2022-03-20
    listed $549,900 Active 452-char remark

    Show marketing remark (452 chars)

    Great value fenced big lot single-family house with 6+ bedrooms/ 3 full bathrooms extra family room or master bedroom for big family with almost 1/2 acres build-able lot(buyer to verify with city), over $100k remodeled 3 years ago for new 3 set A/C & heating system, flooring, large shop have high end sound reduce Karaoke room attach with finish A/C & heating detach garage/shop. Wood fence...great price under market price go fast much see...

12. 2018-07-20
    soldstatus $396,389 Sold
13. 2018-07-20
    soldstatus $396,389
14. 2018-07-05
    status Pending
15. 2018-06-29
    status Active
16. 2018-05-24
    status Pending
17. 2018-05-03
    listed $399,900 Active
18. 1999-08-30
    soldstatus $166,500
19. 1999-08-27
    soldstatus $166,500
20. 1998-09-22
    listed $175,000

ⓘ 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: $6,875 · $573/mo
• Projected year-2 tax: $6,875 · $573/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 ≥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: $40,354
• − Mortgage interest: −$23,358
• − Property taxes: −$6,875
• − Insurance: −$2,085
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$12,131
• Taxable loss: −$10,552
• Est. tax savings @ 24.0%: +$2,532
• After-tax cash flow: $-789/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: David Douglas SD 40
• NCES district ID: 4103940
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $42,781
• Composite: 37.38/100
• National rank: #8926
• State rank: #99 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): 36,236
• Household income: $60,198
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2541.0

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 23% Two or more races 13% Asian 9% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 4% Portuguese 3% Subsaharan African 3%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 18% Russian/Polish/Slavic 7% Other Asian/Pacific 3%

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: ▼ -493.14%
• Current HPI: 302.1015
• Rent YoY: ▲ 0.96%
• 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

+138.3% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $417,000 RMLS
• 2026-04-11 Price Changed $429,000 RMLS
• 2026-02-27 Relisted — RMLS
• 2026-01-13 Pending — RMLS
• 2025-11-21 Price Changed $462,000 RMLS
• 2025-10-21 Listed $469,000 RMLS
• 2022-06-16 Sold (Public Records) $540,000 Public Records
• 2022-06-16 Sold (MLS) $540,000 RMLS
• 2022-05-12 Pending — RMLS
• 2022-05-07 Price Changed $539,900 RMLS
• 2022-03-20 Listed $549,900 RMLS
• 2018-07-20 Sold (Public Records) $396,389 Public Records
• 2018-07-20 Sold (MLS) $396,389 RMLS
• 2018-07-05 Pending — RMLS
• 2018-06-29 Relisted — RMLS
• 2018-05-24 Pending — RMLS
• 2018-05-03 Listed $399,900 RMLS
• 1999-08-30 Sold (MLS) $166,500 RMLS
• 1999-08-27 Sold (Public Records) $166,500 Public Records
• 1998-09-22 Listed $175,000 RMLS

Property tax history

+4.0%/yr

Latest (2025): $6,875 · +4.4% YoY. Source: county tax records.