4103 SE 73rd Ave · Portland, OR 97206

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2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 58 Days on market

Built 1951 6,098 sqft lot

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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).

• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is offered as part of a 13-property, 43-unit residential portfolio that is 98% leased, primarily located in Southeast and Northeast Portland, and will be sold via Sealed Bid Auction on June 3, 2026.This leased two-bedroom, one-bath home is located in the Foster-Powell neighborhood on SE 73rd Avenue, just five blocks north of SE Holgate Blvd. and one block south of SE Center Street. Built in 1951, the 672± sq. ft. home features a large fenced backyard. The current tenant has occupied the property for over three years and is responsible for yard maintenance, while the landlord covers trash service. The kitchen has been remodeled and additional improvements completed within the past five years. Projected 2026 gross income is $21,480, with real estate taxes of $3,834.This property presents a solid opportunity to acquire a well-located, income-producing home with stable tenancy in Southeast Portland.

Key facts

• Remodeled kitchen
• 6,098 sq ft lot
• Built 1951

Tags

• LARGE FENCED BACKYARD
• REMODELED KITCHEN
• SOUTHEAST PORTLAND LOCATION
• FOSTER-POWELL NEIGHBORHOOD

🔨 Auction listing. The $0 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $361,536 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $362k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (53.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (59.3% below list).
• Recommended offer: $147k (59.3% below list) — sets the bar for 1% rule.

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 (+4.0%/yr); 309 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 is only 18% of the median local income ($99k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 58 days — a 3% lower offer ($351k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,225 (59.3% 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 58 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.41% ✗
• Cap rate: 1.86%
• Cash-on-cash: -15.83%
• DSCR: 0.30
• GRM: 20.5

CMA / ARV

• ARV (on-the-fly): $361,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3929 SE 71st Ave	0.12mi	2/1.0	740 (+10%)	3mo	$459,000	$620	75
4220 SE 72nd Ave	0.08mi	2/1.0	720 (+7%)	15mo	$435,000	$604	72
8030 SE Cora St	0.40mi	2/1.0	672 (0%)	14mo	$370,000	$551	70
6918 SE Center St	0.18mi	2/1.0	720 (+7%)	12mo	$385,000	$535	70
8225 SE Raymond Ct	0.69mi	2/1.0	720 (+7%)	5mo	$335,000	$465	52
5121 SE 79th Ave	0.58mi	2/1.0	766 (+14%)	1mo	$323,000	$422	49
8603 SE Pardee St	0.71mi	2/1.0	720 (+7%)	10mo	$337,000	$468	47
4932 SE 61st Ave	0.70mi	2/1.0	606 (-10%)	8mo	$325,816	$538	45
3106 SE 79th Unit C	0.57mi	2/2.0	761 (+13%)	3mo	$329,000	$432	44
7428 SE Harold St	0.71mi	2/1.0	728 (+8%)	15mo	$395,000	$543	40
3202 SE 62nd Ave	0.69mi	2/1.0	744 (+11%)	12mo	$416,000	$559	39
4811 SE 84th Ave	0.65mi	1/1.0 (-1)	760 (+13%)	5mo	$239,000	$314	38

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -46.1%
• Equity multiple: -0.40×
• Total profit: $-142,195
• Equity at exit: $53,906

10-year hold

• IRR: -79.5%
• Equity multiple: -1.25×
• Total profit: $-227,308
• Equity at exit: $31,259

Cash invested: $101,230 (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 97206

• Rents YoY: 4.0%
• Active inventory: 309

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$1,896
• Tax est. 1.5%: −$452 /mo · $5,423/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-1,335

Break-even live

Break-even rent $3,163

Max offer price $168,299

Occupancy floor —

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: $90,384
• Closing costs: $10,846
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7301 SE Powell Blvd Portland, OR	1.0–2.0	1.0–1.5	710	$1,495	$2.11	44d	4	0.32mi
6940 SE Long St Unit 7 Portland, OR	1.0	1.0	552	$1,150	$2.08	44d	1	0.35mi
6940 SE Long St Unit 9 Portland, OR	2.0	1.0	642	$1,350	$2.10	44d	1	0.35mi
3414 SE 67th Ave Unit 3422 Portland, OR	1.0	1.0	600	$1,225	$2.04	24d	1	0.45mi
8105 SE Powell Blvd Portland, OR	1.0–2.0	1.0	675	$1,495	$2.21	3d	5	0.52mi
7315 SE Mitchell Ct Portland, OR	2.0	1.0	750	$1,645	$2.19	8d	3	0.53mi
7315 SE Mitchell Ct Portland, OR	2.0	1.0	750	$1,670	$2.23	44d	5	0.53mi
5230 SE 72nd Ave Portland, OR	1.0	1.0	515	$1,375	$2.67	2d	10	0.56mi
8104 SE Raymond St Apt 12B Portland, OR	1.0	1.0	515	$1,145	$2.22	44d	1	0.60mi
8104 SE Raymond St Apt 14 Portland, OR	1.0	1.0	525	$1,195	$2.28	24d	1	0.60mi
8104 SE Raymond St Portland, OR	1.0	1.0	515	$1,145	$2.22	15d	1	0.60mi
6105 SE Cora St Portland, OR	1.0	1.0	552	$1,250	$2.26	44d	1	0.62mi
7116 SE Steele St Portland, OR	1.0	1.0	700	$1,650	$2.36	44d	1	0.62mi
4415 SE 61st Ave Unit 7 Portland, OR	1.0	1.0	645	$1,250	$1.94	8d	1	0.65mi
8509 SE Bush St Portland, OR	1.0	1.0	470	$1,260	$2.68	44d	1	0.66mi
8130 SE Woodward St Unit 103 Portland, OR	1.0	1.0	529	$1,199	$2.27	20d	1	0.71mi
8130 SE Woodward St Portland, OR	1.0	1.0	529	$1,199	$2.27	16d	1	0.71mi
3636 SE 86th Ave Unit 3644 Portland, OR	1.0	1.0	650	$1,285	$1.98	3d	1	0.73mi
5811 SE Boise St Portland, OR	1.0	1.0	557	$1,295	$2.32	8d	1	0.76mi
7298 SE Division St Unit 1X1 Portland, OR	1.0	1.0	750	$1,290	$1.72	24d	1	0.84mi
7215 SE Division St Unit 7215 Portland, OR	2.0	1.0	700	$1,595	$2.28	15d	1	0.87mi
7171 SE Knight St Portland, OR	1.0	1.0	602	$1,475	$2.45	15d	1	0.87mi
6720 SE Division St Unit 6846 Portland, OR	1.0	1.0	613	$1,095	$1.79	24d	1	0.88mi
6400 SE Division St Portland, OR	1.0	1.0	594	$1,295	$2.18	2d	1	0.95mi
7110 SE Grant St Unit 7112 Portland, OR	1.0	1.0	700	$1,350	$1.93	24d	1	0.96mi
5222 SE Holgate Blvd Apt 2 Portland, OR	1.0	1.0	550	$1,495	$2.72	44d	1	1.01mi
2440-2468 SE 87th Ave Unit 315-2460 Portland, OR	1.0	1.0	460	$1,099	$2.39	44d	1	1.06mi
5151 SE Holgate Blvd Portland, OR	1.0	1.0	537	$1,450	$2.70	2d	5	1.06mi
7425 SE Henry St Portland, OR	2.0	1.0	750	$1,525	$2.03	24d	1	1.11mi
6080 SE 84th Ave Unit 301B Portland, OR	2.0	1.0	552	$1,475	$2.67	2d	1	1.13mi
7434 SE Duke St Unit B Portland, OR	2.0	1.0	750	$1,600	$2.13	44d	1	1.20mi
7026 SE Duke St Unit B Portland, OR	2.0	1.5	745	$2,100	$2.82	44d	1	1.21mi
2830-2836 SE 50th Ave Unit 2830 Portland, OR	2.0	1.0	750	$1,600	$2.13	15d	1	1.27mi
4935 SE Tibbetts St Unit 4933 Portland, OR	1.0	1.0	600	$1,295	$2.16	8d	1	1.27mi
6011 SE 90th Ave Unit 201 Portland, OR	1.0	1.0	586	$1,350	$2.30	14d	1	1.28mi
5859 SE 92nd Ave Portland, OR	1.0	1.0	685	$1,209	$1.76	44d	2	1.28mi
9224 SE Ramona St Portland, OR	1.0	1.0–2.0	853	$2,000	$2.34	8d	1	1.29mi
2821 SE 50th Ave Portland, OR	1.0	1.0	650	$1,529	$2.35	12d	1	1.30mi
5401 SE Woodstock Blvd Portland, OR	1.0	1.0	499	$1,395	$2.79	3d	2	1.32mi
5166 SE Division St Portland, OR	1.0	1.0	706	$1,660	$2.35	3d	2	1.34mi

Listing history 13 events

1. 2026-06-18
   days on market Active 58 DOM
2. 2026-06-17
   days on market Active 57 DOM
3. 2026-06-16
   days on market Active 56 DOM
4. 2026-06-15
   days on market Active 55 DOM
5. 2026-06-13
   days on market Active 53 DOM
6. 2026-06-09
   days on market Active 49 DOM
7. 2026-06-08
   days on market Active 48 DOM
8. 2026-06-07
   pricedays on marketlisting id Active 47 DOM
9. 2026-06-03
   days on market $35,000 Active 6 DOM
10. 2026-06-02
    days on market $35,000 Active 5 DOM
11. 2026-06-01
    days on market $35,000 Active 4 DOM
12. 2026-05-31
    days on market $35,000 Active 3 DOM
13. 2026-04-20
    listed Active 925-char remark

    Show marketing remark (925 chars)

    This home is offered as part of a 13-property, 43-unit residential portfolio that is 98% leased, primarily located in Southeast and Northeast Portland, and will be sold via Sealed Bid Auction on June 3, 2026.This leased two-bedroom, one-bath home is located in the Foster-Powell neighborhood on SE 73rd Avenue, just five blocks north of SE Holgate Blvd. and one block south of SE Center Street. Built in 1951, the 672± sq. ft. home features a large fenced backyard. The current tenant has occupied the property for over three years and is responsible for yard maintenance, while the landlord covers trash service. The kitchen has been remodeled and additional improvements completed within the past five years. Projected 2026 gross income is $21,480, with real estate taxes of $3,834.This property presents a solid opportunity to acquire a well-located, income-producing home with stable tenancy in Southeast Portland.

ⓘ 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: $17,667
• − Mortgage interest: −$20,252
• − Property taxes: −$5,423
• − Insurance: −$1,808
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$10,517
• Taxable loss: −$23,159
• Est. tax savings @ 24.0%: +$5,558
• After-tax cash flow: $-10,467/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): 49,890
• Household income: $98,548
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1802.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Slovak 4% Portuguese 3%
• Foreign-born: 11% · Vietnam, Canada, China
• Languages at home: 85% English-only · Spanish 5% Vietnamese 3% Chinese 2%

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: ▼ -702.90%
• Current HPI: 348.0411
• Rent YoY: ▲ 3.95%
• 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

Property tax history

+4.4%/yr

Latest (2025): $3,834 · +3.7% YoY. Source: county tax records.