Neighborhood
Pearl District
Portland, Oregon US
Pearl District, Portland, Oregon has a premium but income-supportive profile, trading about 9% above Portland and about 14% above Oregon, with a gross yield of 5.9 and a Red Flag score of 47. Prices fell 8.5% over the past year, so recent momentum has been negative despite the yield. Walkability is 99 and education is in the 66th percentile, pairing exceptional access with above-median school-district test-score performance.
AI Summary•Updated May 2026
Area
0.44 mi²
ZIP Code
97209
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
$364,892
YoY-8.5%
Gross Rental Yield
5.9%
Listed rent · ZORI annualized
Red Flag Index
Moderate
47 / 100
Walkability Score
99
OpenStreetMap POI density · national percentile
Education Score
66 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
55
DistrictScore attractiveness · national model
Pearl District Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Pearl District, Portland.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $364,892 | -8.5% |
| Price / Sq Ft (Verified) | $360/sqft | -3.6% |
| Asking Rent (Median) | $1,791/mo | -0.8% |
| Gross Rental Yield | 5.9% | — |
| Liquidity Score | 26 / 100 | Low |
| Homes Sold (Period) | 65 | -3.0% |
Is Pearl District Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Oregon crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 5.9%
Highly walkable neighborhood — score 99/100
Active transaction volume — 65 homes sold last period
Dense amenities — 165 dining & 16 grocery options nearby
Earthquake risk is Very High (100/100)
Insights are generated from Pearl District's live DistrictScore metrics.
Pearl District 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 UCR20132024
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; Pearl District inherits the Oregon figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · Pearl District
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor12 nearbyVery High
Point-source screening near Pearl District: 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 Pearl District
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI99
Walker's Paradise
Walkability Score
16
Grocery
165
Dining
4
Schools
3
Universities
8
Hospitals
2
Pharmacies
7
Parks
25
Rail Transit
1
Coworking
POI counts are amenities within Pearl District's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Pearl District vs Portland vs Oregon
How Pearl District benchmarks against its city and state medians.
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Sign in to view — freeBuying 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 & OwnershipApplies 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
Pearl District Real Estate FAQ
Pearl District, Portland, Oregon has a premium but income-supportive profile. It trades about 9% above Portland and about 14% above Oregon, gross yield is 5.9, and prices fell 8.5% over the past year. The Red Flag score is 47, which is lower than the other listed neighborhoods.
Neighborhoods near Pearl District
Compare Pearl District with nearby neighborhoods in Portland.
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