2300 SE 82nd Ave #5 · Portland, OR 97216

$73,000

2 bd · 2.0 ba · 800 sqft · Manufactured public records · 42 Days on market

Built 1970 $91/sqft · 16% below area Est $86k · 16% under

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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
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated double-wide manufactured home in Central Trailer Park, an all-age community in a convenient SE Portland location. This home offers a spacious layout with great natural light and numerous recent updates including a new roof, newer double-pane vinyl windows, fresh interior and exterior paint, recently serviced HVAC and new flooring throughout. The living room flows seamlessly into the dining area with built-in cabinetry and display shelving, while the kitchen features an eating nook, refrigerator, range, exterior access and a dedicated laundry space with hook-ups. The primary bedroom includes a sliding door leading to a fully covered deck that extends along the home, ideal for year-round outdoor enjoyment. Covered carport parking with space for two vehicles plus a tool shed for additional storage. Space rent is $880/month (garbage included; water/sewer billed separately) and the park offers secure mailboxes. Two indoor pets allowed up to 20lbs. Financing available!

Key facts

• Great natural light
• New flooring
• Spacious layout

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• SPACIOUS LAYOUT
• GREAT NATURAL LIGHT
• NEW ROOF
• RECENTLY SERVICED HVAC
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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.
• Portland SD 1J (urban): math 46% / reading 58% proficiency, ranked #23 of 183 in OR (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.24% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.20%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $86,500
• List price: $73,000
• Delta: -15.61%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 SE 82nd Ave #5	0.00mi	2/1.0	800 (0%)	0mo	$70,000	$88	96
2300 SE 82nd Ave #11	0.00mi	2/1.0	798 (-0%)	18mo	$57,800	$72	80

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 · 1.93% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.79×
• Total profit: $36,577
• Equity at exit: $10,885

10-year hold

• IRR: 47.9%
• Equity multiple: 5.38×
• Total profit: $89,498
• Equity at exit: $6,312

Cash invested: $20,440 (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 97216

• Rents YoY: 1.9%
• Active inventory: 103
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $787

Break-even live

Break-even rent $639

Max offer price $73,000

Occupancy floor 47%

Sensitivity live

Price	-10% $837	-5% $812	+0% $787	+5% $762	+10% $737
Rent	-10% $658	-5% $722	+0% $787	+5% $852	+10% $916
Rate	-1.0pp $824	-0.5pp $806	base $787	+0.5pp $768	+1.0pp $749

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1940 SE 80th Ave Portland, OR	2.0	1.0	945	$1,350	$1.43	44d	1	0.20mi
1924 SE 80th Ave Portland, OR	2.0	1.0	800	$1,595	$1.99	24d	1	0.23mi
8315 SE Mill St Portland, OR	2.0	1.0	900	$1,399	$1.55	44d	1	0.24mi
8438 SE Market St Portland, OR	3.0	1.0	1066	$2,495	$2.34	24d	1	0.25mi
8105 SE Mill St Portland, OR	3.0	1.0	1050	$2,395	$2.28	44d	1	0.27mi
8527 SE Clinton St Unit 8535 Portland, OR	3.0	1.5	962	$1,450	$1.51	11d	1	0.27mi
2338 SE 89th Ave Unit A Portland, OR	2.0	1.5	800	$1,645	$2.06	44d	1	0.28mi
2338 SE 89th Ave Portland, OR	2.0	1.5	800	$1,645	$2.06	8d	1	0.28mi
8113 SE Clay St Unit 8117 Portland, OR	1.0	1.0	736	$995	$1.35	44d	1	0.35mi
8130 SE Woodward St Portland, OR	1.0	1.0	529	$1,199	$2.27	17d	1	0.41mi
8130 SE Woodward St Unit 103 Portland, OR	1.0	1.0	529	$1,199	$2.27	21d	1	0.41mi
2806 SE 78th Ave Portland, OR	2.0	1.0	870	$2,595	$2.98	18d	1	0.42mi
2118 SE 92nd Ave Portland, OR	2.0	1.0	762	$1,500	$1.97	44d	1	0.42mi
2827 SE 90th Pl Apt A Portland, OR	2.0	1.5	800	$1,845	$2.31	44d	1	0.49mi
2835 SE 90th Pl Portland, OR	2.0	1.5	800	$1,845	$2.31	5d	1	0.50mi
8121 SE Salmon St Portland, OR	1.0	1.0	705	$1,025	$1.45	2d	1	0.53mi
3105 SE 89th Ave Unit 4 Portland, OR	2.0	1.5	1024	$1,695	$1.66	44d	1	0.55mi
7298 SE Division St Unit 1X1 Portland, OR	1.0	1.0	750	$1,290	$1.72	24d	1	0.56mi
7215 SE Division St Unit 7215 Portland, OR	2.0	1.0	700	$1,595	$2.28	15d	1	0.56mi
7110 SE Grant St Unit 7112 Portland, OR	1.0	1.0	700	$1,350	$1.93	24d	1	0.62mi
8314 SE Yamhill St Unit 1 Portland, OR	2.0	1.5	798	$1,775	$2.22	44d	1	0.62mi
3323 SE 87th Ave Apt 9 Portland, OR	2.0	1.5	975	$1,855	$1.90	3d	1	0.63mi
2211 SE 96th Dr Portland, OR	2.0	1.0	862	$1,395	$1.62	8d	1	0.63mi
3323 SE 87th Ave Unit 3 Portland, OR	2.0	1.5	975	$1,855	$1.90	22d	1	0.64mi
2160 SE 96th Ave Portland, OR	2.0	2.0	970	$1,550	$1.60	24d	1	0.65mi
2160 SE 96th Ave Portland, OR	2.0	2.0	970	$1,550	$1.60	44d	1	0.65mi
8105 SE Powell Blvd Portland, OR	1.0–2.0	1.0	675	$1,495	$2.21	3d	5	0.65mi
3240 SE 90th Pl Portland, OR	2.0	1.0	800	$1,695	$2.12	24d	1	0.66mi
8310 SE Rhine St Portland, OR	2.0	2.0	912	$1,695	$1.86	15d	1	0.71mi
8324 SE Rhine St Apt 1 Portland, OR	2.0	2.0	912	$1,695	$1.86	15d	1	0.71mi
8324 SE Rhine St Unit 20001--11 Portland, OR	2.0	2.0	912	$1,495	$1.64	18d	1	0.71mi
9827 SE Division St Portland, OR	2.0	2.0	900	$1,495	$1.66	44d	1	0.74mi
3636 SE 86th Ave Unit 3644 Portland, OR	1.0	1.0	650	$1,285	$1.98	3d	1	0.79mi
6720 SE Division St Unit 6860 Portland, OR	2.0	1.0	764	$1,295	$1.70	22d	1	0.83mi
6720 SE Division St Unit 6904 Portland, OR	2.0	1.0	764	$1,295	$1.70	15d	1	0.83mi
6720 SE Division St Unit 6846 Portland, OR	1.0	1.0	613	$1,095	$1.79	24d	1	0.83mi
7301 SE Powell Blvd Portland, OR	1.0–2.0	1.0–1.5	710	$1,495	$2.11	44d	4	0.84mi
10038 SE Division St Portland, OR	2.0	2.0	905	$1,622	$1.79	2d	4	0.84mi
527-545 SE 78th Ave Unit 533 Portland, OR	2.0	1.0	723	$1,450	$2.01	5d	1	0.86mi
2491 SE 67th Ave Unit B Portland, OR	1.0	1.0	860	$1,495	$1.74	24d	1	0.89mi

Listing history 3 events

1. 2026-05-04
   status Active 985-char remark

   Show marketing remark (985 chars)

   Updated double-wide manufactured home in Central Trailer Park, an all-age community in a convenient SE Portland location. This home offers a spacious layout with great natural light and numerous recent updates including a new roof, newer double-pane vinyl windows, fresh interior and exterior paint, recently serviced HVAC and new flooring throughout. The living room flows seamlessly into the dining area with built-in cabinetry and display shelving, while the kitchen features an eating nook, refrigerator, range, exterior access and a dedicated laundry space with hook-ups. The primary bedroom includes a sliding door leading to a fully covered deck that extends along the home, ideal for year-round outdoor enjoyment. Covered carport parking with space for two vehicles plus a tool shed for additional storage. Space rent is $880/month (garbage included; water/sewer billed separately) and the park offers secure mailboxes. Two indoor pets allowed up to 20lbs. Financing available!

2. 2026-04-23
   status Pending 985-char remark

   Show marketing remark (985 chars)

   Updated double-wide manufactured home in Central Trailer Park, an all-age community in a convenient SE Portland location. This home offers a spacious layout with great natural light and numerous recent updates including a new roof, newer double-pane vinyl windows, fresh interior and exterior paint, recently serviced HVAC and new flooring throughout. The living room flows seamlessly into the dining area with built-in cabinetry and display shelving, while the kitchen features an eating nook, refrigerator, range, exterior access and a dedicated laundry space with hook-ups. The primary bedroom includes a sliding door leading to a fully covered deck that extends along the home, ideal for year-round outdoor enjoyment. Covered carport parking with space for two vehicles plus a tool shed for additional storage. Space rent is $880/month (garbage included; water/sewer billed separately) and the park offers secure mailboxes. Two indoor pets allowed up to 20lbs. Financing available!

3. 2026-04-06
   listed $73,000 Active 985-char remark

   Show marketing remark (985 chars)

   Updated double-wide manufactured home in Central Trailer Park, an all-age community in a convenient SE Portland location. This home offers a spacious layout with great natural light and numerous recent updates including a new roof, newer double-pane vinyl windows, fresh interior and exterior paint, recently serviced HVAC and new flooring throughout. The living room flows seamlessly into the dining area with built-in cabinetry and display shelving, while the kitchen features an eating nook, refrigerator, range, exterior access and a dedicated laundry space with hook-ups. The primary bedroom includes a sliding door leading to a fully covered deck that extends along the home, ideal for year-round outdoor enjoyment. Covered carport parking with space for two vehicles plus a tool shed for additional storage. Space rent is $880/month (garbage included; water/sewer billed separately) and the park offers secure mailboxes. Two indoor pets allowed up to 20lbs. Financing available!

ⓘ 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 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,617
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,124
• Taxable income: $8,806
• Est. tax owed @ 24.0%: −$2,113
• After-tax cash flow: $7,330/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: Portland SD 1J
• NCES district ID: 4110040
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 58% ▼ -3.00%
• Median HH income: $57,851
• Composite: 47.1/100
• National rank: #5112
• State rank: #23 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): 16,638
• Household income: $70,442
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1250.0

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 0.66)
• Race & ethnicity: White 54% Asian 16% Hispanic / Latino 12% Two or more races 12% Black 7% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Subsaharan African 3% Slovak 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 9% Vietnamese 6% Other Asian/Pacific 4%

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: ▼ -428.91%
• Current HPI: 319.3679
• Rent YoY: ▲ 1.93%
• 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

3 events — show timeline

• 2026-05-04 Relisted — RMLS
• 2026-04-23 Pending — RMLS
• 2026-04-06 Listed $73,000 RMLS

Property tax history

-42.5%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.