5401 SE Tolman St

Welcome home to this beautifully maintained 2-bedroom, 1-bathroom gem tucked into the heart of Woodstock! This 920-square-foot home has been freshly updated with a renovated kitchen and bathroom and new central heating, so you can move right in and feel at home from day one.
Cozy up on chilly evenings by the gas fireplace, and enjoy year-round comfort with supplemental wall AC/heat units in both bedrooms. Beautiful hardwood floors run throughout, and large windows fill the home with natural light, giving every room a bright, welcoming feel.
Need extra space? The 920-square-foot unfinished basement offers endless possibilities for storage or a workshop, and a convenient washer/dryer hookup makes laundry day easy.
Outside, the generous 5,500-square-foot lot is a true extension of the home. The fully fenced backyard offers privacy and security, while the covered back porch is ideal for morning coffee or evening relaxation. You'll also find a handy outbuilding for extra storage, plus a single-car garage and off-street parking for added convenience.
The location can't be beat — you're just moments from Reed College, along with a great mix of neighborhood restaurants, bars, grocery stores, and the local library. Everything you need is right around the corner, in one of Portland's most beloved neighborhoods.
📅 Open House: Saturday, September 5, 12:00–2:00 PM — stop by and see it in person!
Move-in cost: $5,500 (first + last month's rent), due at signing to secure tenancy
Pet rent: $50/month per pet
Lease term: 1 year, confirmed
Utilities: tenant pays all
Smoking: none allowed, anywhere on the property
Tenant Screening Criteria & Notice of Availability
Property Address: 5401 SE Tolman St, Portland, OR 97206
Notice of Availability Posting Time: Thursday, September 3 2026, at 3:17 PM
Open Application Period Begins: Sunday, September 6, 2026, at 3:17 PM
1. Notice of Open Application Period & Sequence
* 72-Hour Notice Window: In accordance with City of Portland City Code Chapter 30.01.086, applications will not be accepted, reviewed, or processed before the Open Application Period noted above.
* Early Submission Penalty: Any application received prior to the official start time will be recorded with an 8-hour timestamp penalty, placing it behind applications received on time.
* First-Come, First-Served Queue: Applications will be evaluated chronologically, one at a time, based on the exact timestamp of a completed submission. An application is considered complete only when all adult applicants have submitted their profile via Avail, provided valid photo identification, and submitted verified income documentation.
2. Right to Request a Modification or Accommodation
Applicants with disabilities have the right to request a reasonable accommodation or modification if our standard screening criteria or housing policies create a barrier to equal housing access. Requests must be made in writing at the time of application submission.
3. Income & Employment Requirements
* Minimum Gross Income: The gross monthly income of the applicant(s) must be at least 2.0 times the monthly rent.
* Alternative Income Sources: Financial aid, housing choice vouchers (Section 8), child support, alimony, social security, and disability benefits are accepted and counted toward the income requirement.
* Verification Process via SingleKey: All income must be verifiable. We utilize SingleKey as our standalone digital income verification provider. Top candidates will be sent a secure SingleKey link to verify recurring bank deposits or payroll activity. Per City of Portland ordinance, if an applicant opts out of using SingleKey's digital bank-link loop, they have the right to provide 3 consecutive months of physical, verifiable bank statements and tax documentation for manual review instead.
4. Credit History (Portland Low-Barrier Path)
This property utilizes the City of Portland’s Low-Barrier Screening Criteria regarding credit history. An applicant may be denied if they do not meet the following minimum standard:
* Minimum Credit Score: A credit score of 500 or higher is required.
* Exemptions: Applicants will not be denied for lack of credit history, nor will they be denied for credit reports showing:
- Open or discharged bankruptcies.
- Past-due medical or student loan debt.
- Total balances in collection under $1,000.
5. Rental & Eviction History
* Positive Reference: Applicants must demonstrate a history of fulfilling lease obligations. Gaps in rental history must be explained.
* Eviction Restrictions: Applicants will be denied if they have a judgment for a landlord-tenant eviction entered within the last 3 years. Eviction judgments older than 3 years, or any eviction cases that were dismissed or resulted in a judgment for the tenant, will not be used as grounds for denial.
6. Criminal History Restrictions
Criminal background searches will be conducted. In accordance with Portland's Low-Barrier standards, an applicant will only be denied if their history includes:
* Felony Convictions: Convictions where the date of sentencing occurred within the last 7 years.
* Misdemeanor Convictions: Convictions where the date of sentencing occurred within the last 3 years.
* Mandatory Denials: Any conviction for a crime that requires lifetime registration on a sex offender registry, or a conviction for the illegal manufacture/distribution of a controlled substance.
* Arrest records that did not lead to a conviction, juvenile records, or convictions older than the timeframes above will be entirely disregarded.
7. Application Fees & Disclosures
* Application Fee: $35 per adult applicant, paid directly to the third-party screening provider via Avail.
* City Disclosures: Prior to applying, all applicants must review the official Portland Housing Bureau Notice to Applicants, which can be accessed digitally at https://portland.gov.
8. Pet Screening:
* Pet Policy: Pets are considered on a case-by-case basis. * Insurance & Breed Restrictions: Due to explicit exclusions in our landlord property insurance policy, we cannot accommodate standard household pets of the following breeds (including full or partial mixes): Pit Bull Terriers, Staffordshire Terriers, Rottweilers, German Shepherds, Doberman Pinschers, Chows, Akitas, and Wolf-Hybrids.
* Federal ESA/Service Animal Exception: In strict compliance with federal Fair Housing laws and HUD guidelines, the breed restrictions listed above do not apply to legally verified Assistance Animals (Service Animals or Emotional Support Animals). Legally verified Assistance Animals will be accommodated regardless of breed.