How have prices changed in Beaumont-Wilshire, Portland, Oregon?

Prices in Beaumont-Wilshire, Portland, Oregon are down 0.6% over the past year. Even so, the neighborhood remains about 7% above the city median and 13% above the state median, with a gross yield of 3.1 and walkability of 81.

How does Beaumont-Wilshire compare with Portland, Oregon overall?

Beaumont-Wilshire, Portland, Oregon is priced about 7% above the city median, so it sits above the broader Portland level. It also has a gross yield of 3.1, walkability of 81, and education in the 66th percentile, which makes it distinct from lower-yield areas.

What should buyers know about walkability and schools in Beaumont-Wilshire, Portland, Oregon?

Beaumont-Wilshire, Portland, Oregon has walkability of 81 and education in the 66th percentile. Those figures indicate strong walk access and a relatively high school-district test-score percentile, while the gross yield is 3.1 and the Red Flag score is 37.

Neighborhood

Beaumont-Wilshire

Portland, Oregon US

Beaumont-Wilshire, Portland, Oregon is a higher-priced, walkable market with prices about 7% above the city median and 13% above the state median, paired with a gross yield of 3.1. Prices are down 0.6% over the past year, so recent momentum is muted. The Red Flag score of 37 is moderate, while walkability is 81 and education is in the 66th percentile.

AI Summary•Updated May 2026

Area

0.74 mi²

ZIP Code

97212

County

Multnomah County

State

Oregon

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$926,225

YoY-0.6%

Gross Rental Yield

3.1%

Listed rent · ZORI annualized

Red Flag Index

Low

37 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

66 / 100

Good · better than 66% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Beaumont-Wilshire Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Beaumont-Wilshire, Portland.

Unlock the Beaumont-Wilshire 12-month price trend

See the full Verified vs Listed price history — free with a DistrictScore account.

Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$926,225	-0.6%
Price / Sq Ft (Verified)	$354/sqft	+4.4%
Asking Rent (Median)	$2,391/mo	+7.6%
Gross Rental Yield	3.1%	—
Liquidity Score	31 / 100	Low
Homes Sold (Period)	95	+3.3%

Is Beaumont-Wilshire Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Oregon crime context.

Red Flag Breakdown

37 / 100

Low Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Heat60High

Flood20Low

Wildfire20Low

Tornado20Low

Strong Wind20Low

Hail20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Oregon averaged 27.2 crimes and 3.3 violent per 1,000 residents (-6.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

Unlock the full risk report for Beaumont-Wilshire

Tract-level hazard heatmap & parcel detail with Pro

Unlock the Beaumont-Wilshire hazard breakdown

See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Highly walkable neighborhood — score 81/100

Low natural-hazard risk — 37/100 composite

Active transaction volume — 95 homes sold last period

Dense amenities — 42 dining & 6 grocery options nearby

Earthquake risk is Very High (100/100)

Insights are generated from Beaumont-Wilshire's live DistrictScore metrics.

Beaumont-Wilshire Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Oregon-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Oregon Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	27.2	3.3	-6.9%
2023	29.3	3.3	-10.8%
2022	33.0	3.5	+8.4%
2021	30.3	3.4	+3.1%
2020	29.5	2.9	-3.7%
2019	30.8	2.9	—

Reported at the state level — the finest official US crime aggregation; Beaumont-Wilshire inherits the Oregon figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Beaumont-Wilshire

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Superfund (NPL)3.7 kmModerate

Industrial odor7 nearbyVery High

Point-source screening near Beaumont-Wilshire: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Beaumont-Wilshire

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

81

Very Walkable

Walkability Score

6

Grocery

42

Dining

5

Schools

0

Universities

3

Hospitals

0

Pharmacies

1

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Beaumont-Wilshire's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Beaumont-Wilshire vs Portland vs Oregon

How Beaumont-Wilshire benchmarks against its city and state medians.

Benchmark vs City & State

Across Beaumont-Wilshire, the median sale price sits about 7% above the median for Portland neighborhoods and about 13% above the statewide median. Gross rental yield is 3.1%, against 3.5% for Portland neighborhoods and 4.0% statewide. Over the past 12 months, prices fell 0.6%. Transaction liquidity sits in line with the median for Portland neighborhoods and in line with the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Beaumont-Wilshire	$354/sqft	3.1%	31
Portland	$331/sqft	3.5%	32
Oregon	$314/sqft	4.0%	32

Unlock the Beaumont-Wilshire benchmark

Compare Beaumont-Wilshire against Portland and Oregon medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Oregon tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.79% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 9.9%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: none statewide (except Washington County).

Assessment Cap

Measure 50 limits assessed value; it does not reset to market value on sale.

Mansion Tax / Rent Control

Statewide rent control caps annual rent increases at 7%+CPI (SB 608); no mansion tax.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Oregon property-tax guidance for foreign buyers

Latest Portland Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Beaumont-Wilshire Real Estate FAQ

Beaumont-Wilshire, Portland, Oregon offers strong walkability of 81 and education in the 66th percentile, but the gross yield is 3.1. Prices are about 7% above the city median and 13% above the state median, with a 0.6% decline over the past year.

Neighborhoods near Beaumont-Wilshire

Compare Beaumont-Wilshire with nearby neighborhoods in Portland.

Unlock deeper insights on Beaumont-Wilshire

Deeper data. Smarter decisions. Stronger returns.

Full Risk Reports

Tract-level hazards

Investment Score

AI-driven analysis

Export & Reports

PDF & Excel

Priority Support

Fast-track help

Get Pro Access7-day free trial. Cancel anytime.