Neighborhood
Pleasant Valley
Portland, Oregon US
Pleasant Valley, Portland, Oregon is a lower-priced market with relatively stronger yield but weaker accessibility and school-score positioning. Prices are about 18% below Portland and 14% below Oregon, while gross yield is 4.5%. Prices are down 0.9% over the past year, and the Red Flag score of 63 suggests notable risk. Walkability is 26, and education is in the 23rd percentile.
AI Summary•Updated May 2026
Area
6.74 mi²
ZIP Code
97236
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
$423,624
YoY-0.9%
Gross Rental Yield
4.5%
Listed rent · ZORI annualized
Red Flag Index
High
63 / 100
Walkability Score
26
OpenStreetMap POI density · national percentile
Education Score
23 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
43
DistrictScore attractiveness · national model
Pleasant Valley Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Pleasant Valley, Portland.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $423,624 | -0.9% |
| Price / Sq Ft (Verified) | $271/sqft | +1.7% |
| Asking Rent (Median) | $1,598/mo | +0.6% |
| Gross Rental Yield | 4.5% | — |
| Liquidity Score | 30 / 100 | Low |
| Homes Sold (Period) | 86 | -13.1% |
Is Pleasant Valley 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
Active transaction volume — 86 homes sold last period
Earthquake risk is Very High (100/100)
Wildfire risk is Very High (80/100)
Insights are generated from Pleasant Valley's live DistrictScore metrics.
Pleasant Valley 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; Pleasant Valley inherits the Oregon figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · Pleasant Valley
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 odor5 nearbyVery High
Point-source screening near Pleasant Valley: 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 Pleasant Valley
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI26
Car-Dependent
Walkability Score
8
Grocery
4
Dining
5
Schools
0
Universities
0
Hospitals
0
Pharmacies
12
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Pleasant Valley's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Pleasant Valley vs Portland vs Oregon
How Pleasant Valley 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
Pleasant Valley Real Estate FAQ
Pleasant Valley, Portland, Oregon offers a lower-priced profile with a higher yield than several peers. Prices are about 18% below Portland and 14% below Oregon, gross yield is 4.5%, and prices are down 0.9% over the past year. The Red Flag score is 63, with walkability of 26 and education in the 23rd percentile.
Neighborhoods near Pleasant Valley
Compare Pleasant Valley with nearby neighborhoods in Portland.
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