1.Get professional help2.Look at what's on trend now3.Consider the neighborhood4.Play up key features5.Always consider the larger group6.When in doubt, broaden the buyer pool

Or somthing similarI know it is controversial when I was in the navy we had it . on ship it was really tight obviosly it wouldn't be like that in the civilian world there would be more space. but would a concept for this work legally.There seems to be a growing trend of people having trouble getting ahead in life and I think this would solve that problem by doing somthi g like this you would make more money with the volume of people rent would be a little less then a studio you may have some sort of walls for a bedroom but the bathrooms would be more comment area same with living room and the kitchen. this would allow people to get ahead in life while you make money in this Lind of win win situation dil what do you guys think

That duplex is in a "bad" part of Auburn that is not trending anywhere good.

Macroeconomic trends tend to span more than days or weeks.

Real estate investing requires you to bend to the market trends.  

BTW I'm just relying on your numbers but if you've got 100K left on the loan and it's paid off in 6 years thats positive "captive" cash flow in equity build of around 5.5 - 6%/year without any planned appreciation Passive and RE a hobby - keepActive and RE a passion - sell and 1031

Therefore, do not expect your reasonable rationale to be met with a reasonable reception.Just some initial thoughts, but again, you should defer to a local agent who is knowledgeable on the trends and characteristics of your area.

Just trying to get some data on cap rate trends in this area, because in the model I made, I need to estimate the exit price/exit cap rate in 5 years. 

This is a business of trends, knowing what people think and act is your primary concern.

Appreciation last year was about 12% and I believe the neighborhood will continue to follow the general trend of Portland.