First time house hacker in Portland, OR

[Ryan Conger]

Hey fam!

My offer was just accepted on a 2039 sq ft 4br 2ba home in the 97239 zip code in SW Portland. I am purchasing this home with the intent to rent out the other 3 bed rooms. The master (which I will occupy) is on the main level along with the master bath. Heading downstairs into a well-converted basement is another common area. The other 3 very spacious rooms—2 of which have private entry doors—are directly off of the common area.

What is the most effective and accurate report/tool I could use to estimate rental rates by room?

What is the single most impactful value-add item I could invest in that would positively impact rents? (There is laundry, no A/C, but has forced air)