14950 NE Rose Pkwy · Portland, OR 97230

$239,900

2 bd · 2.0 ba · 1,638 sqft · Townhouse · 264 Days on market

Built 1978 Good condition $146/sqft · 17% below area Est $289k · 17% under $670/mo HOA · 29% of rent ↓ 18% since listing

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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 +5.4/30.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful end-unit townhouse style condo located in private, tree-lined Jasper Heights community. Spacious open and inviting floor plan. Lower level w/bedroom and bath ideal space for guests/family. 2 gas fireplaces, covered deck, private patio and Newer carpet. @-car garage and AC. HOA amenities include sauna, pool and party room.

Key facts

• Covered deck
• Gas fireplaces
• Private patio

Tags

• END-UNIT TOWNHOUSE
• TREE-LINED COMMUNITY
• COVERED DECK
• PRIVATE PATIO
• GAS FIREPLACES
• HOA AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (4.7% below list).
• Recommended offer: $164k (31.5% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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.
• Reynolds SD 7 (suburban): math 21% / reading 36% proficiency, ranked #162 of 183 in OR (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Margaret Scott Elementary School (322 students, 101% FRL); Hauton B Lee Middle School (651 students, 101% FRL); Reynolds High School (2,474 students, 67% FRL) — zoned schools average 89% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 288 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 36% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 264 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $53k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $164,392 (31.5% 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. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 8.7

CMA / ARV

• ARV (median comp): $288,671
• List price: $239,900
• Delta: -16.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15050 NE Rose Pkwy	0.08mi	2/2.0	1,638 (0%)	14mo	$294,000	$179	85
15039 NE Rose Pkwy Unit 111B	0.11mi	3/2.0 (+1)	1,638 (0%)	14mo	$300,000	$183	78
14940 NE Rose Pkwy	0.07mi	3/2.0 (+1)	1,638 (0%)	17mo	$327,900	$200	78
14804 NE Siskiyou Ct	0.16mi	3/2.0 (+1)	1,638 (0%)	15mo	$299,900	$183	75
15011 NE Siskiyou Ct	0.21mi	3/2.0 (+1)	1,638 (0%)	20mo	$325,000	$198	68
15420 NE Knott St #5	0.27mi	2/2.0	1,457 (-11%)	1mo	$348,000	$239	68
15510 NE Knott St #3	0.31mi	2/2.0	1,463 (-11%)	2mo	$339,500	$232	66
15420 NE Knott St #18	0.27mi	3/2.0 (+1)	1,457 (-11%)	1mo	$350,000	$240	63
15420 NE Knott St #16	0.27mi	2/2.0	1,457 (-11%)	8mo	$353,000	$242	63
15530 NE Knott St #35	0.34mi	2/2.0	1,452 (-11%)	4mo	$358,000	$247	61
15510 NE Knott St #18	0.31mi	2/2.0	1,474 (-10%)	11mo	$375,000	$254	60
15510 NE Knott St #12	0.31mi	2/2.0	1,457 (-11%)	11mo	$350,000	$240	58

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 · 0.99% rent growth · sell at horizon

5-year hold

• IRR: -36.1%
• Equity multiple: -0.13×
• Total profit: $-76,196
• Equity at exit: $35,770

10-year hold

• IRR: -73.0%
• Equity multiple: -0.86×
• Total profit: $-125,197
• Equity at exit: $20,742

Cash invested: $67,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $317,000 ($180/sqft)
• Median days on market: 73 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -2.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97230

• Rents YoY: 1.0%
• Active inventory: 288
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$670
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-522

Break-even live

Break-even rent $2,947

Max offer price $164,392

Occupancy floor —

Sensitivity live

Price	-10% $-356	-5% $-439	+0% $-522	+5% $-605	+10% $-688
Rent	-10% $-702	-5% $-612	+0% $-522	+5% $-432	+10% $-341
Rate	-1.0pp $-401	-0.5pp $-461	base $-522	+0.5pp $-584	+1.0pp $-647

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14615 NE Rose Pkwy Unit 5-102 Portland, OR	3.0	2.0	1160	$2,300	$1.98	47d	1	0.18mi
14441 NE Morris Ct Unit 1 Portland, OR	2.0	2.0	1500	$3,000	$2.00	9d	1	0.24mi
15626 NE Milton Pl Unit 15626 Portland, OR	3.0	2.5	1622	$2,100	$1.29	93d	1	0.45mi
3108 NE 140th Ave Portland, OR	3.0	2.0	1615	$2,895	$1.79	9d	1	0.48mi
15704 NE Milton Pl Portland, OR	3.0	2.5	1275	$2,190	$1.72	73d	1	0.48mi
13946 NE Knott St Portland, OR	3.0	1.5	1156	$2,595	$2.24	93d	1	0.49mi
15729 NE Fremont St Portland, OR	3.0	2.0	1561	$2,500	$1.60	21d	1	0.49mi
2030 NE 140th Ave Portland, OR	3.0	2.0	2058	$2,995	$1.46	22d	1	0.65mi
13424 NE Sandy Blvd Portland, OR	2.0–3.0	1.0–1.5	1080	$1,695	$1.57	9d	13	0.98mi
16801 NE San Rafael Dr Portland, OR	3.0	2.0	1824	$2,750	$1.51	30d	1	1.00mi
1415 NE 136th Pl Portland, OR	3.0	2.0	1500	$2,495	$1.66	61d	1	1.00mi
16533 NE Halsey St Unit A-408 Portland, OR	3.0	2.0	1176	$2,250	$1.91	73d	1	1.02mi
16533 NE Halsey St Unit B-414 (ADA) Portland, OR	3.0	2.0	1176	$2,300	$1.96	73d	1	1.04mi
12815 NE Fremont St Unit Private Main Floor Portland, OR	3.0	2.0	1400	$2,200	$1.57	11d	1	1.10mi
12815 NE Fremont St Portland, OR	3.0	2.0	1400	$2,200	$1.57	64d	1	1.10mi
16733 NE Halsey St Unit 16733 Portland, OR	3.0	2.5	1180	$2,300	$1.95	67d	1	1.11mi
16775 NE Halsey St Unit 16775 Portland, OR	2.0	1.5	1080	$2,100	$1.94	59d	1	1.14mi
4206 NE 131st Pl Portland, OR	2.0	1.5	1134	$3,200	$2.82	93d	1	1.16mi
16913 NE Halsey St Portland, OR	2.0	2.5	1528	$1,895	$1.24	73d	1	1.17mi
16906 NE Halsey St Unit 16932 Portland, OR	3.0	2.5	1500	$2,225	$1.48	35d	1	1.20mi
16906 NE Halsey St Unit 16952 Portland, OR	3.0	2.5	1500	$2,200	$1.47	23d	1	1.20mi
16906 NE Halsey St Unit 16922 Portland, OR	2.0	2.0	1949	$1,995	$1.02	23d	1	1.20mi
12507 NE Knott St Portland, OR	3.0	2.0	2184	$2,900	$1.33	93d	1	1.23mi
13027 NE Prescott Dr Unit A Portland, OR	3.0	1.5	1200	$1,895	$1.58	57d	1	1.23mi
13021 NE Prescott Dr Portland, OR	2.0	1.5	1200	$1,850	$1.54	73d	1	1.24mi
12407 NE Knott St Portland, OR	3.0	2.0	1928	$2,795	$1.45	26d	1	1.28mi
2540 NE 122nd Ave Portland, OR	3.0	2.0	1815	$4,500	$2.48	71d	1	1.39mi
14755 NE Couch St Portland, OR	1.0–2.0	1.0–2.5	1090	$1,950	$1.79	21d	3	1.40mi
17420 NE Halsey St Portland, OR	2.0	1.5	1250	$1,650	$1.32	35d	1	1.43mi

HOA detail $670/mo · $8,040/yr

• Likely covers: gaspool

Listing history 49 events

1. 2026-08-08
   days on market $239,900 Active 264 DOM
2. 2026-08-06
   days on market $239,900 Active 262 DOM
3. 2026-08-05
   days on market $239,900 Active 261 DOM
4. 2026-08-04
   days on market $239,900 Active 260 DOM
5. 2026-08-03
   days on market $239,900 Active 259 DOM
6. 2026-07-31
   days on market $239,900 Active 256 DOM
7. 2026-07-30
   days on market $239,900 Active 255 DOM
8. 2026-07-30
   days on market $239,900 Active 254 DOM
9. 2026-07-28
   days on market $239,900 Active 253 DOM
10. 2026-07-26
    days on market $239,900 Active 251 DOM
11. 2026-07-24
    days on market $239,900 Active 249 DOM
12. 2026-07-23
    days on market $239,900 Active 248 DOM
13. 2026-07-22
    days on market $239,900 Active 247 DOM
14. 2026-07-21
    days on market $239,900 Active 246 DOM
15. 2026-07-20
    days on market $239,900 Active 245 DOM
16. 2026-07-18
    days on market $239,900 Active 243 DOM
17. 2026-07-18
    days on market $239,900 Active 242 DOM
18. 2026-07-16
    days on market $239,900 Active 241 DOM
19. 2026-07-15
    days on market $239,900 Active 240 DOM
20. 2026-07-14
    days on market $239,900 Active 239 DOM
21. 2026-07-13
    days on market $239,900 Active 238 DOM
22. 2026-07-13
    days on market $239,900 Active 237 DOM
23. 2026-07-11
    days on market $239,900 Active 236 DOM
24. 2026-07-10
    days on market $239,900 Active 235 DOM
25. 2026-07-09
    days on market $239,900 Active 234 DOM
26. 2026-07-07
    days on market $239,900 Active 232 DOM
27. 2026-07-06
    days on market $239,900 Active 231 DOM
28. 2026-07-05
    days on market $239,900 Active 230 DOM
29. 2026-07-03
    days on market $239,900 Active 228 DOM
30. 2026-07-02
    days on market $239,900 Active 227 DOM
31. 2026-07-01
    days on market $239,900 Active 226 DOM
32. 2026-06-30
    days on market $239,900 Active 225 DOM
33. 2026-06-29
    status $239,900 Active 224 DOM
34. 2026-06-15
    statusdays on market $239,900 Pending 224 DOM
35. 2026-06-13
    days on market $239,900 Active 223 DOM
36. 2026-06-13
    days on market $239,900 Active 222 DOM
37. 2026-06-09
    days on market $239,900 Active 219 DOM
38. 2026-06-08
    days on market $239,900 Active 218 DOM
39. 2026-06-07
    days on market $239,900 Active 217 DOM
40. 2026-06-03
    days on market $239,900 Active 213 DOM
41. 2026-06-02
    days on market $239,900 Active 212 DOM
42. 2026-06-01
    days on market $239,900 Active 211 DOM
43. 2026-05-31
    days on market $239,900 Active 210 DOM
44. 2026-05-13
    price $239,900 333-char remark

    Show marketing remark (333 chars)

    Wonderful end-unit townhouse style condo located in private, tree-lined Jasper Heights community. Spacious open and inviting floor plan. Lower level w/bedroom and bath ideal space for guests/family. 2 gas fireplaces, covered deck, private patio and Newer carpet. @-car garage and AC. HOA amenities include sauna, pool and party room.

45. 2026-03-06
    status Active 333-char remark

    Show marketing remark (333 chars)

    Wonderful end-unit townhouse style condo located in private, tree-lined Jasper Heights community. Spacious open and inviting floor plan. Lower level w/bedroom and bath ideal space for guests/family. 2 gas fireplaces, covered deck, private patio and Newer carpet. @-car garage and AC. HOA amenities include sauna, pool and party room.

46. 2026-03-04
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Wonderful end-unit townhouse style condo located in private, tree-lined Jasper Heights community. Spacious open and inviting floor plan. Lower level w/bedroom and bath ideal space for guests/family. 2 gas fireplaces, covered deck, private patio and Newer carpet. @-car garage and AC. HOA amenities include sauna, pool and party room.

47. 2026-03-01
    price $259,900 333-char remark

    Show marketing remark (333 chars)

    Wonderful end-unit townhouse style condo located in private, tree-lined Jasper Heights community. Spacious open and inviting floor plan. Lower level w/bedroom and bath ideal space for guests/family. 2 gas fireplaces, covered deck, private patio and Newer carpet. @-car garage and AC. HOA amenities include sauna, pool and party room.

48. 2026-01-06
    price $269,900 333-char remark

    Show marketing remark (333 chars)

    Wonderful end-unit townhouse style condo located in private, tree-lined Jasper Heights community. Spacious open and inviting floor plan. Lower level w/bedroom and bath ideal space for guests/family. 2 gas fireplaces, covered deck, private patio and Newer carpet. @-car garage and AC. HOA amenities include sauna, pool and party room.

49. 2025-10-31
    listed $292,500 Active 333-char remark

    Show marketing remark (333 chars)

    Wonderful end-unit townhouse style condo located in private, tree-lined Jasper Heights community. Spacious open and inviting floor plan. Lower level w/bedroom and bath ideal space for guests/family. 2 gas fireplaces, covered deck, private patio and Newer carpet. @-car garage and AC. HOA amenities include sauna, pool and party room.

ⓘ 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 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: $27,434
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − HOA: −$8,040
• − Depreciation: −$6,979
• Taxable loss: −$10,210
• Est. tax savings @ 24.0%: +$2,451
• After-tax cash flow: $-3,811/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $8,190–$24,570 screening

A good condition, well-maintained townhouse with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Dated and could be replaced
• Minor Bathroom cabinets — Dated and could be replaced
• Minor Flooring — Carpeted and could be replaced

Value-add opportunities

• Both New flooring — Improves appearance and value ↑
• Both New kitchen cabinets — Modernizes the space and adds value ↑
• Both New bathroom cabinets — Modernizes the space and adds value ↑
• Both Paint interior walls — Freshens the space 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 Margaret Scott Elementary School Middle Hauton B Lee Middle School High Reynolds High School

Schools (NCES district)

• District: Reynolds SD 7
• NCES district ID: 4110520
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $45,502
• Composite: 27.4/100
• National rank: #12399
• State rank: #162 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): 43,553
• Household income: $75,572
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 20% Two or more races 15% Asian 11% Black 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Portuguese 3% Slovak 2% Italian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 15% Vietnamese 3% Other Asian/Pacific 3%

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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: ▼ -409.12%
• Current HPI: 287.2227
• Rent YoY: ▲ 0.99%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

-18.0% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $239,900 RMLS
• 2026-03-06 Relisted — RMLS
• 2026-03-04 Pending — RMLS
• 2026-03-01 Price Changed $259,900 RMLS
• 2026-01-06 Price Changed $269,900 RMLS
• 2025-10-31 Listed $292,500 RMLS