market analysis
DESCRIPTION
410 NW 18th Ave #402 97209 10/15/13TRANSCRIPT
VALUATION WORKBOOK
410 NW 18th Ave, Apt 402, Portland, OR 97209Prepared for John Mesberg
Presented by
Charity AdamsFile ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Mobile: (503) 381-6334
http://www.charitymadams.com
M Realty LLC.2211 NW Front Ave #101Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity.
10/16/2013
410 NW 18th Ave, Apt 402, Portland, OR 97209Listing Date: 10/4/2013
MLS Name: RMLS™ Oregon and SW WashingtonMLS Listing ID: 13240155
New, Active: 10/4/2013
$341,650 (or $328 / Sq. Ft.)
RVM® Confidence:
Legend: Subject Property
Result of Sales Comparison Analysis
Last Analysis Update: 10/16/2013
Number of Comps Chosen
8Comps Range
$219,000 – $425,000
List Price
$365,000Last Price Update: –Days in System: 11
Current Estimated Value
$352,880Last RVM® Update: 9/15/2013Days in System: 11
RVM® Est. Range: $314,064 – $391,696
RVM® Change - Last 1 Month: –
RVM® Change - Last 12 Months: 25.13%
Homeowner Facts
Owner Name Chandler Text Or CallMailing Address 410 Nw 18th Ave Portland OR 97209-2237Owner Occupied YCurrent Lender ONPOINT COMMUNITY CUOriginal Loan Amt. $169,000
This report contains data and information that is publicly available and/or licensed from third parties and is provided to you on an "as is" and "as available" basis. Theinformation is not verified or guaranteed. Neither this report nor the estimated value of a property is an appraisal of the property. Any valuation shown in this report has beengenerated by use of proprietary computer software that assembles publicly available property records and certain proprietary data to arrive at an approximate estimate of aproperty's value. RPR and its information providers shall not be liable for any claim or loss resulting from the content of, or errors or omissions in, information contained in thisreport.
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Date Improvements Land Total Tax2011 – + – = $44,480 $7072009 – + – = $44,480 –2008 – + – = $44,480 –2007 – + – = – –2006 – + – = – –
Sales Date / MLS name DOM10/4/2013 11
3/9/2010 1,268
8/5/2009 1,484
10/21/2005 2,868
Property HistoryLegal Description
Parcel Number: 1N1E33DB 60014Zoning: –Abbreviated Description: SEC/TWN/RNG/MER:SEC 33 TWN 1N RNG 1E PARCEL #: 1N1E33DB 60014 WICKERSHAM CONDOMINIUMS, LOT 402,
HISTORIC PROPERTY, POTENTIAL ADDITIONAL TAXCensus Tract: 410510049.003010City/Municipality/Township: Portland, OR 97209
Tax and Assessed Values
Listing and Sales HistoryAmount Status Change Date
RMLS™ Oregon and SW Washington $365,000 Active 10/4/2013
RMLS™ Oregon and SW Washington $311,000 Recently Sold 8/28/2013
RMLS™ Oregon and SW Washington $347,800 Recently Expired 8/28/2013
RMLS™ Oregon and SW Washington $310,000 Recently Sold 8/28/2013
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Sales and Financing ActivityThis chart shows a property's sales and financing history. It can be used to compare the value of the property as seen by public records, such as deeds and tax records,with the estimated home value. Actions taken against the owner, such as the issuance of a Notice of Default, are noted. Sales activity, such as listing date and pricereductions, are highlighted.
KEY Sale ListingActivity
FinancingActivity
DistressedActions
AssessedValue
AssessorMarket Value
AVM orRVM®
Sales CompValuation
Est. LoanBalance
Data Source: Public records and proprietary data from Lender Processing Services (LPS); listing data from on- and off-market listings sourcesUpdate Frequency: Valuations are updated twice monthly; actions on the home, such as listing activity or distressed property notices, are updated daily as madeavailable from public records sources
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
$341,650 (or $328 / Sq. Ft.)
Result of Sales Comparison Analysis
Last Analysis Update: 10/16/2013
Number of Comps Chosen
8Comps Range
$219,000 – $425,000
Comps:
Subject Property (Appraisal Price)For Sale (List Price)Pending (List Price)Recently Sold (Sold Price)Distressed (List Price)Pending Distressed (List Price)Off Market (Estimate)
Historical Range ofComparable HomesCompares the estimated value of thesubject property with the highest,median and lowest comps selected inthe Sales Comparison Analysis.
Subject Property Estimated Value
Sales Comparables Analysis Summary
Current Range of Comparable Homes
Compares the estimated value of the subject property with the comps selected in the Sales Comparison Analysis.
$200K $370K$342KSubject
#6 #8 #5 #4,7 #2,1 #3
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Comps and Adjustments Map410 NW 18th Ave, Apt 402, Portland, OR 97209
410 NW 18th Ave, Apt 303, Portland, OR 97209
410 NW 18th Ave, Apt 203, Portland, OR 97209
410 NW 18th Ave, Apt 101, Portland, OR 97209
2129 NW Northrup St, Apt 5, Portland, OR 97210
2336 SW Osage St, Unit 506, Portland, OR 97205
Price:$365,000
2 bed1.0 bath1,042 sq ft
New, Active: 10/4/2013
Price:$415,000
Adjusted:$340,000
3 bed1.0 bath1,283 sq ft
Sold Date: 7/25/2013 Public records
Price:$410,000
Adjusted:$335,000
3 bed1.0 bath1,283 sq ft
Sold Date: 9/30/2013 Public records
Price:$425,000
Adjusted:$350,000
3 bed2.0 bath1,285 sq ft
Pending: 9/23/2013
Price:$311,250
2 bed1.0 bath1,200 sq ft
Sold Date: 9/26/2013 Public records
Price:$299,000
2 bed1.0 bath1,001 sq ft
Sold Date: 10/2/2013 Public records
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Comps and Adjustments Map20 NW 16th Ave, Apt 4, Portland, OR 97209
2046 NW Flanders St, Apt 34, Portland, OR 97209
2129 NW Northrup St, Apt 4, Portland, OR 97210
Price:$219,000
2 bed1.0 bath750 sq ft
Pending: 10/4/2013
Price:$311,900
2 bed1.0 bath1,184 sq ft
Active: 7/5/2013
Price:$275,000
2 bed1.0 bath1,065 sq ft
Active: 9/13/2013
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 410 NW 18th Ave, Apt 303, Portland, OR 97209
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 410 NW 18th Ave, Apt 203, Portland, OR 97209
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 410 NW 18th Ave, Apt 101, Portland, OR 97209
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 2129 NW Northrup St, Apt 5, Portland, OR 97210
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 2336 SW Osage St, Unit 506, Portland, OR 97205
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 20 NW 16th Ave, Apt 4, Portland, OR 97209
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 2046 NW Flanders St, Apt 34, Portland, OR 97209
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Property Photos: 2129 NW Northrup St, Apt 4, Portland, OR 97210
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
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Local Market Conditions: SummaryThe Local Market Conditions tables summarize trends and statistics in the local market: the area around the subject property that was searched for comps in the SalesComparison Analysis.
Results shown in this report are derived from a search of MLS records for 1 to 3 bedroom, – to 2 bathroom, 781 to 1,303 sq. ft., condo/townhouse listings located within0.8 miles of the subject property.
Inventory Analysis Last 7-12 Months(6-month period)
Last 4-6 Months(3-month period)
Last 3 Months(3-month period)
Trend(Total)
Sales 175 157% 137 108% 148 169%Absorption Rate (sales/month) 29.17 157% 45.67 108% 49.33 169%Total # of Active Listings (on last day) 144 110% 158 74% 117 81%Months of Housing Supply 4.9 70% 3.5 69% 2.4 48% Median Comp Sales Price $349,500 117% $350,000 124% $347,750 124%Median Comp Sales DOM 145 77% 111 50% 56 39%Median Comp Listing Price $409,950 100% $408,450 107% $435,000 106%Median Comp Listing DOM – – – – – –Median Sales Price as % of List Price 0.99% 100% 0.99% 100% 0.99% 100%
Comparable Propertiesin Local Market
Currentlyfor Sale
Sales Within theLast 12 Months
Count 116 375Range $109,900 – $2,950,000 $106,000 – $1,700,000Average $588,094 $417,714Median $435,000 $348,000
Property Attributes Minimum Maximum Average
Date Built 1883 2009 1981Living Area (sq ft) 348 4,896 1,164Lot Size 18,731 41,818 31,653# Samples 605 – –
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
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Local Market Conditions: Sales of Similar-Size PropertiesThese tables show the sales trends for properties similar in size to the subject property in the local market: the area around the subject property that was searched forcomps in the Sales Comparison Analysis. They are calculated in variations that include and exclude distressed listings.
Results shown in this report are derived from a search of MLS records for 1 to 3 bedroom, – to 2 bathroom, 781 to 1,303 sq. ft., condo/townhouse listings located within0.8 miles of the subject property.
INCLUDINGDistressed Listings
Last 7-12 Months(6-month period)
Last 4-6 Months(3-month period)
Last 3 Months(3-month period)
Trend(Total)
Sales 175 157% 137 108% 148 169%Absorption Rate (sales/month) 29.17 157% 45.67 108% 49.33 169%Total # of Active Listings (on last day) 144 110% 158 74% 117 81%Months of Housing Supply 4.9 70% 3.5 69% 2.4 48% Median Comp Sales Price $349,500 117% $350,000 124% $347,750 124%Median Comp Sales DOM 145 77% 111 50% 56 39%Median Comp Listing Price $409,950 100% $408,450 107% $435,000 106%Median Comp Listing DOM – – – – – –Median Sales Price as % of List Price 0.99% 100% 0.99% 100% 0.99% 100%
WITHOUT Distressed ListingsSales 175 157% 137 108% 148 169%Absorption Rate (sales/month) 29.17 157% 45.67 108% 49.33 169%Total # of Active Listings (on last day) 144 110% 158 73% 116 81%Months of Housing Supply 4.9 70% 3.5 68% 2.4 48% Median Comp Sales Price $349,500 117% $350,000 125% $347,750 125%Median Comp Sales DOM 145 77% 111 50% 55 38%Median Comp Listing Price $409,950 100% $408,450 107% $437,000 107%Median Comp Listing DOM – – – – – –Median Sales Price as % of List Price 0.99% 100% 0.99% 100% 0.99% 100%
ONLY Distressed ListingsSales – – – – – –Absorption Rate (sales/month) – – – – – –Total # of Active Listings (on last day) – – – – 1 –Months of Housing Supply – – – – – – Median Comp Sales Price – – – – – –Median Comp Sales DOM – – – – 83 –Median Comp Listing Price – – – – $285,000 –Median Comp Listing DOM – – – – – –Median Sales Price as % of List Price – – – – – –
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Median Days in SystemThis graph displays the median days insystem in the local market.
Days on Site
Months Supply of HousingInventoryThis chart shows the trend in housinginventory in the local market.
Inventory
Absorption RateThis chart shows the trend in absorptionrate in the local market.
Absorption Rate
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Median Sales Price by SquareFootageThis chart shows the median price ofhomes reported sold in the past sixmonths, according to the size of theliving space, in the area of your search.The amount shown for the subjectproperty is sold data where available, orthe property's estimated value whensales data are unavailable (such as anon-disclosure state) or provided inrange format.Data Source: MLS and public recordsdata from Lender Processing Services(LPS)Update Frequency: Monthly
This HouseComps97209
Price Range of Homes SoldThis chart shows the distribution ofhomes reported sold in the past sixmonths within different price ranges inthe area of your search. The amountshown for the subject property is solddata where available, or the property'sestimated value when sales data areunavailable (such as a non-disclosurestate) or provided in range format.Data Source: MLS and public recordsdata from Lender Processing Services(LPS)Update Frequency: Monthly
This HouseComps97209
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
Price per Square Foot ofHomes SoldThis chart shows the distribution ofhomes reported sold in the past sixmonths at different prices per squarefoot in the area of your search.Data Source: MLS and public recordsdata from Lender Processing Services(LPS)Update Frequency: Monthly
This HouseComps97209
Age Range of Homes SoldThis chart shows the distribution ofhomes reported sold in the past sixmonths of different age ranges in thearea of your search.Data Source: MLS and public recordsdata from Lender Processing Services(LPS)Update Frequency: Monthly
This HouseComps97209
Number of Bedrooms inHomes SoldThis chart shows the distribution ofhomes reported sold in the past sixmonths, according to the number ofbedrooms, in the area of your search.Data Source: MLS and public recordsdata from Lender Processing Services(LPS)Update Frequency: Monthly
Sales Count by Bedroom
File ID: 410 NW 18th Ave, Apt 402, Portland, OR 97209
Copyright 2013 Realtors Property Resource® LLC. All Rights Reserved. Information is not guaranteed. Equal Housing Opportunity. 10/16/2013
© RMLS™ 2013. ALL RIGHTS RESERVED. - INFORMATION NOT GUARANTEED AND SHOULD BE VERIFIED.SQUARE FOOTAGE IS APPROXIMATE & MAY INCLUDE BOTH FINISHED & UNFINISHED AREAS - CONSULT BROKER FOR INFO.
SCHOOL AVAILABILITY SUBJECT TO CHANGE.
Pricing Your HomePrice Sqft $/Sqft CDOM
Status # Minimum Average Median Maximum Average Median Average Average Median
ACT 2 $275,000 $293,450 $293,450 $311,900 1,125 1,125 261PEN 2 $219,000 $322,000 $322,000 $425,000 1,018 1,018 316 79 79SLD 6 $299,000 $358,375 $357,500 $415,000 1,116 1,101 321 35 30
Total Listings: 10Sold Properties closed averaging 98.01% of their Final List Price. This reflects a 1.99% differencebetween Sale Price and List Price. If SNL status or Sold Auction listings are included, the Sold Price to ListPrice ratio will be affected because the ratio is always 100% for SNL and Sold Auction listings.
Amount $/Sqft
Min. List Price: $219,000 $292Avg. List Price: $342,470 $312Max. List Price: $425,000 $330Average Sale Price: $358,375 $321Recommended List Price
Min: $334,482 $321Max: $357,700 $343Recommended: $347,000 $333
How the Recommended Price Looks in the Market