A true landmark in floating home design, this masterpiece sets a new benchmark for luxury on the water. Situated in a premium end/corner slip at Class Harbor Marina, this brand newly built, custom-designed residence by Even Construction Inc.—the most respected floating home builder on the river—offers a rare blend of luxury, cutting-edge technology, and architectural design that stands apart. With 3 spacious bedrooms, 3.5 bathrooms, and a dedicated art studio, the home is thoughtfully crafted for both everyday comfort and elevated living. Striking copper paneling, high-performance composite panel siding, and a heavy pivot front door set the tone from the moment you arrive. Once inside, a sleek chandelier imported from France and a dramatic curved staircase with a custom railing anchor the entry. The open layout flows into a showcase of luxury: floor-to-ceiling sliders in both the living room and primary suite open fully to the river, while custom finishes like a blued steel beam, two gas fireplaces, radiant floor heating, quartz countertops, a natural stone island, and top-tier appliances elevate the space. Bathrooms feature custom tile throughout. The fully integrated Savant smart home system controls lights, shades, doors, cameras, and TVs—all from your phone or the in-home iPad, with no subscription required. Heating & cooling are app-controlled via a BHVA system, and all switches and controls are powered by industry-leading Lutron tech. Outside, enjoy a private swim float, EZ lift for jet skis or small boats, and a custom heavy-duty Sunstream boat lift (10,000–12,000 lb capacity). The rear deck is shaded by sail shades and supported by welded steel columns for superior strength. Slip ownership and a double-wide garage are both included. Just minutes from downtown Portland and PDX airport, yet peacefully tucked away on Marine Drive, this home offers privacy, security, and unmatched craftsmanship. If you’re seeking the ultimate floating home lifestyle, this is it.
Welcome home to this lovely, quiet studio with serene forested views, facing the West Hills. This efficient unit has everything you need, and is ready for you to move in and make it your own. Updated windows keep noise out and let lots of natural light in. New flooring was installed in 2024, and the mini split will keep you warm in the winter and cool in the summer. Your own private washer and dryer combo is conveniently located just two doors down. Set in a prime location, your pied-à-terre is a few blocks from the Portland State University Farmer’s Market, one of the few Farmers’ Markets that’s open year round! Portland’s art and culture is at your finger tips here, with downtown Portland’s concert halls, museums, and the University close by. Plus lots of fantastic dining options! No rental cap makes renting this unit out a breeze, for savvy investors out there.
Light and bright condo in Glendoveer area, newer carpet, AC, water heater, private deck, Main floor offer spacious living room, eating area, kitchen, utility area, half bath and upstairs are 2 large bedrooms & a full bath, assigned parking, perfect for first time buyer or investment, close to Glendoveer-freeways & everything, Less than $10,000 down with and you are in a home. Great lender rates, move in ready
Great Location Townhome in Tigard! Spacious 2 bed, 2 bath. The primary suite features a walk-in closet, dual sinks, and a walk-in shower. High ceilings, a cozy gas fireplace, and plenty of storage, including a private balcony storage room. The home also includes a 2-car garage, perfect for added storage or parking. Don't miss out on this well-appointed home in a fantastic location! Minutes drive to Park, Wholefood and Washington SQ Mall.
Rare detached 3-level Forest Heights home w/ ADU! 2BR + den + 2 full baths up, open living & half bath on main, plus full ADU suite w/ bed, kitchen, bath & private entry below. EV-ready 2-car smart garage. Forest-edge cul-de-sac lot. Sale includes 2 units under separate tax IDs, offered as one property. HOA covers exterior maintenance, roof, siding, windows, insurance, and weekly landscaping. Walk to parks, coffee, dining, and schools.
Modern luxury with Mt. Hood view in this stunning home in sought-after Hawthorne Meadows! Built just four years ago and impeccably maintained, this home feels like new and showcases premium upgrades throughout. The open-concept main floor features a spacious living area with a cozy gas fireplace, dedicated office, and a chef’s kitchen with granite countertops, stainless steel appliances, extended island with eating bar, and added custom cabinetry in the dining area. Slider leads to the back deck—perfect for outdoor dining or morning coffee in a tranquil setting. Upstairs, the luxurious primary suite offers a spa-like retreat with dual vanities, soaking tub, walk-in shower, and a large walk-in closet. A versatile bonus room provides flex space for a media room, gym, or playroom. Expansive backyard is ready for your personal touch. Conveniently located near Powell Butte Nature Park, schools, dining, and more. This is elegant, turn-key living at its finest. Ask about VA Assumable option with 4.75% interest rate.. [Home Energy Score = 7. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10238298]
Discover this charming 1960 mid-century daylight ranch nestled in the serene northwest hills of Portland. This home is situated on a spacious one-third-acre lot, surrounded by mature trees and lush landscaping, and offers privacy and natural beauty. It's an ideal family residence with six bedrooms—three conveniently located on the main floor—and three bathrooms.Recent upgrades include a brand-new kitchen with stainless-steel appliances, granite countertops, and refinished hardwood floors that enhance its timeless appeal. The home features two cozy fireplaces, energy-efficient Milgard windows, a complete interior repaint, and modern lighting. The roof was replaced in 2024.Step outside to the lovely deck—perfect for outdoor living and entertaining—as it overlooks the beautifully landscaped yard, majestic trees, and stunning sunset views. The extra-deep garage provides ample storage or workspace options, while many areas offer tremendous potential for customization.This exceptional home boasts great bones, a fantastic lot, and a coveted location. Don't miss the opportunity to make this excellent property your own—the first time on the market in over 25 years!
You've watched the project being built, now is the time to see it in person! Discover contemporary living at its finest in our brand-new, six-unit development located in the heart of Northeast Portland. Designed for comfort, style, and convenience, each spacious 900-square-foot unit offers a perfect balance of modern amenities and urban charm. Right around the corner from coffee shops, breweries and parks. Walk score of 82! Whether you're looking for a convenient city base or a modern home in a sought after Portland neighborhood, Dekum Triangle provides the perfect setting. Explore our available units today and take the next step toward owning your piece of Portland's dynamic urban landscape. [Home Energy Score = 10. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10241507]
This recently updated home sits on an approximately 0.25-acre, fenced corner lot in town, offering ample space and convenience. The living space is filled with abundant natural light, thanks to the large windows throughout with brand new window treatments. The living room features a cozy fireplace, creating a warm and inviting atmosphere. The updated kitchen features new appliances, under-cabinet lighting, and ample hard surface counter space, making meal preparation a pleasure. The primary bedroom provides a spacious and comfortable retreat, while the additional bedroom offers versatility for a home office, guest room, or any other purpose. The fully fenced yard provides privacy and security, with ample parking options, including RV and boat parking. Recent updates to the home include a new roof, plumbing, lighting, flooring, interior trim work, and a fresh coat of paint, ensuring it is move-in ready. The convenient location offers great freeway access, making commuting and running errands a breeze.Substantial lender credit available! Inquire with your agent today! [Home Energy Score = 5. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10237380]
Major price reduction and brand new central air entire HVAC system with 5 year warranty!!! Tasteful upgrades end unit condo ready for your personal touch, 2-bedroom, 1-bathroom. Updates include hardwood floors, all new cabinets, soft close drawers, tons of storage, stainless appliances, new paint throughout, fresh carpet in bedrooms, and updated bathroom. Open floor plan makes this the ideal entertainment spot with plenty of room on the balcony during the peaceful summer nights or enjoy sipping on your favorite beverage in the morning. Loads of natural light throughout and the AC keeps it cool and comfortable on even the hottest days. This location is absolutely perfect close to all the activities one can desire, parks, bakeries, the Rose Quarter, your entertainment options are endless, short distance to public transport. Assigned tandem parking leaves plenty of room for family and friends. Well managed HOA includes water, sewer, and trash. Recent plumbing upgrade within the complex and option to install an in-unit laundry if desired. Property features gated access for residents. Don’t miss this opportunity to call this home.
Stunning Mt. Tabor Retreat with Breathtaking City Views. Experience elevated Portland living in this fully updated gem nestled in the desirable Mt. Tabor neighborhood. Situated on a spacious corner lot, this home boasts panoramic views of downtown Portland and offers luxury at every turn. Step inside to discover a thoughtfully renovated interior featuring high-end finishes throughout. The heart of the home is the gourmet kitchen, equipped with all-new appliances, a wine cooler, and a stunning waterfall marble island—perfect for entertaining or enjoying a quiet night in. Seamlessly transition from the open-concept dining and living areas to an expansive deck that invites indoor-outdoor living year-round. Whether you're hosting guests or enjoying the sunset, the deck is your front-row seat to Portland’s skyline. The basement, with a private entrance, offers flexible space for a home office, guest suite, or potential ADU. This is a rare opportunity to own a turn-key home in one of Portland’s most sought-after areas. Schedule your tour today—this one won’t last long! [Home Energy Score = 6. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10225625]
New price and unbeatable close-in convenience! This fully redone ONE-LEVEL duplex in the heart of John’s Landing is a rare find—"very bikeable", beautifully updated, and ideal for rental investors or multi-generational living. Both units have been refreshed with NEW quality materials throughout, including quartz countertops, luxury vinyl plank flooring, modern fixtures, and glass shower doors. Each side offers its own garage, NEW washer & dryer, NEW central A/C, private fully fenced backspace (ideal for pet relief :-) No stairs anywhere, plus a flat, oversized driveway for easy parking. The larger unit (3 bed/2 bath) features a vaulted great room and airy open layout; the adjoining unit (2 bed/1 bath) mirrors the same inviting vaulted design. Move-in-ready, low-maintenance, and close to parks, groceries, restaurants, and riverfront recreation—this is turn-key living in one of Portland’s most desirable locations. Live in one, rent the other, or maximize income with short-term rental options. A flexible, high-quality property with the location, livability, and new price that make it an exceptional value. Double your pleasure, double your fun in the double delight! [Home Energy Score = 8. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10235248]
This custom-built home sits in enclave of 500 Miller Road, a private street of 14 one-of-a-kind residences. Elevated above the valley floor, the property offers a commanding presence, a winding driveway, and a spacious auto court with a 3-car garage, shop, and storage.Inside, the two-story great room features a wall of windows overlooking a serene forested backdrop. The open layout includes two home offices with views, a large bonus/media room, and a main-level primary suite. The covered front porch is perfect for sunset views and evening relaxation. This is the best value in the "Close in" West Hills. Recent bids just obtained show that you can easily transform this home to a modern palate: fresh white exterior paint, new hardwoods, carpet, quartz countertops, and painted cabinetry. We have bids and renderings; call your agent or us for more information! Conveniently located minutes from Providence St. Vincent’s, West Hills QFC, Amaterra Winery, and downtown Portland. Open this weekend—don’t miss this rare opportunity!
Rare Multi-Family Portfolio Opportunity – Seller Carry Terms Available! This professionally managed, fully rented portfolio consists of three income-producing properties:1210 SE 179th Ave (MLS# 767340896) – $2,495/mo1214 SE 179th Ave (MLS# 206884563) – $1,895/mo17941 SE Main St (MLS# 546685047) – $1,875/moCombined gross monthly rent: $6,265. Offered together under MLS# 631555811 for $1,595,000. Properties are not current available for individual purchase. Seller carry financing available with terms designed to be covered by the existing rental income—perfect for investors seeking immediate cash flow with upside potential. All three properties are located on the same block and offer stable tenancies with tenants paying RUBS for utilities. One note will secure all properties; Main Street property includes redevelopment potential if structure is removed. Middle housing will allow for up to 25 townhouses or use of zoning with LDR-5. Excellent investment for those looking to hold and cash flow or reposition long-term. All data—including financials, zoning, and rental agreements—to be verified by the buyer. Shown by appointment only and limited showings. Please do not disturb tenants.
Rare Multi-Family Portfolio Opportunity – Seller Carry Terms Available! This professionally managed, fully rented portfolio consists of three income-producing properties: 1210 SE 179th Ave (MLS# 767340896) – $2,495/mo 1214 SE 179th Ave (MLS# 206884563) – $1,895/mo 17941 SE Main St (MLS# 546685047) – $1,875/moCombined gross monthly rent: $6,265. Offered together under MLS# 631555811 for $1,595,000. Properties are not current available for individual purchase. Seller carry financing available with terms designed to be covered by the existing rental income—perfect for investors seeking immediate cash flow with upside potential. All three properties are located on the same block and offer stable tenancies with tenants paying RUBS for utilities. One note will secure all properties; Main Street property includes redevelopment potential if structure is removed. Middle housing will allow for up to 25 townhouses or use of zoning with LDR-5. Excellent investment for those looking to hold and cash flow or reposition long-term. All data—including financials, zoning, and rental agreements—to be verified by the buyer. Shown by appointment only and limited showings. Please do not disturb tenants.
Rare Multi-Family Portfolio Opportunity – Seller Carry Terms Available! This professionally managed, fully rented portfolio consists of three income-producing properties:1210 SE 179th Ave (MLS# 767340896) – $2,495/mo1214 SE 179th Ave (MLS# 206884563) – $1,895/mo17941 SE Main St (MLS# 546685047) – $1,875/moCombined gross monthly rent: $6,265. Offered together under MLS# 631555811 for $1,595,000. Properties are not current available for individual purchase. Seller carry financing available with terms designed to be covered by the existing rental income—perfect for investors seeking immediate cash flow with upside potential. All three properties are located on the same block and offer stable tenancies with tenants paying RUBS for utilities. One note will secure all properties; Main Street property includes redevelopment potential if structure is removed. Middle housing will allow for up to 25 townhouses or use of zoning with LDR-5. Excellent investment for those looking to hold and cash flow or reposition long-term. All data—including financials, zoning, and rental agreements—to be verified by the buyer. Shown by appointment only and limited showings. Please do not disturb tenants.
This is a short sale and subject to lender approval. Looking to offset your mortgage or co-own smartly? With three true bedroom suites, this townhome opens up opportunities rarely found in this price range or location. Step into storybook charm in the heart of Multnomah Village with this distinctive chalet-inspired townhome. The formal living room boasts soaring ceilings and abundant natural light, creating an airy, elevated vibe. The open-concept kitchen and dining area—featuring granite countertops, an island with breakfast bar, and stainless steel appliances—flow effortlessly to a covered balcony ideal for year-round relaxation. The split-level layout offers exceptional privacy and functionality: Two second-level suites include walk-in closets and private baths, with one offering dual sinks.The top-floor suite serves as a secluded retreat, complete with a large closet and full bath—perfect for a primary bedroom, guest quarters, or potential rental. The cozy family room includes a built-in media nook and oversized window for all-day light.An attached two-car garage with abundant storage rounds out this versatile home, making it as practical as it is picturesque.Enjoy a peaceful setting just minutes from the vibrant shops and restaurants of Multnomah Village and Hillsdale. Easy access to OHSU, I-5, and Downtown Portland makes commuting a breeze.
Welcome to this beautifully designed 2-bedroom, 2.1-bathroom home, ideally situated in the highly sought-after Sabin neighborhood. With an impressive 97 BikeScore and just 0.4 miles from the trendy shops, restaurants, and coffee spots on NE Alberta, this home offers unmatched convenience. Plus, it's just minutes away from local parks for outdoor enjoyment. Inside, you'll be greeted by an open-concept floor plan that’s flooded with natural light, thanks to soaring ceilings and expansive windows. The living room, featuring custom storage solutions, seamlessly connects to the dining area and a chef-inspired kitchen. Here, you'll find custom cabinetry, sleek tilework, and high-end stainless steel appliances—creating the perfect space for both entertaining and relaxing. Upstairs, the spacious primary suite offers a tranquil retreat, along with an additional bedroom and a beautifully appointed full bathroom. Outside, enjoy your own private fenced yard. Don't miss out on the opportunity to own this stunning home in a prime NE location, complete with a 1-year builder warranty from a trusted Street of Dreams builder. (List price is subject to the buyer qualifying for the Portland Housing Bureau - System Development Charge exemption program to promote affordable housing in Portland, call for more info.) HOLTE available on this property - huge tax savings!
Modern Comfort & Great Value in a Convenient Location! Step inside this beautifully refreshed 2-bedroom, 1.5-bath manufactured home where comfort meets potential. Featuring newer siding, high ceilings, and a bright, inviting living space, this home offers the perfect blend of style and practicality. The spacious kitchen is ready for your personal touches — an ideal opportunity to add your own flair and make it truly yours. Whether you’re relaxing after a long day or entertaining friends, this home provides the cozy atmosphere and modern updates you’ve been looking for. Located in a well-maintained community close to shopping, dining, and major routes, this is an opportunity you don’t want to miss!
Welcome to this beautiful remodeled gem in the desirable neighborhood of Southeast Portland. This inviting home effortlessly blends classic character with modern comforts. Step inside and you will be greeted by a cozy living room and an open concept kitchen/dining room. This gem has been fully remodeled, updates include flooring, paint, kitchen, appliances, bathrooms, cabinets, doors and many more. You can find additional space in the basement to turn it to whatever you like. Step outside to enjoy an amazing backyard. Close to restaurants, schools, public transportation and many more. Do not miss out!
Unique opportunity to own a turnkey adult care home or spacious multigenerational residence in the heart of the established South Burligame neighborhood. Perched on the hill offering a stunning view! A total of 6 bed, 5 bath with accessible showers with each room & 1200 sqft separate living quarter downstairs. Beautiful wood floors, loads of charm with built-ins, light and bright common spaces and updated kitchen, 2 fireplaces, 2 dining areas, double car garage, garden shed & wheelchair ramp. Large corner lot with lush mature landscaping & covered outdoor area with mechanical awning & outdoor heaters prefect for relaxing in all seasons. Newer Trane HVAC system for heating & cooling. All appliances included. Could also work to serve a large household with multiple uses — check out the floorpan for more details.
I’ve been waiting for someone just like you, someone who loves the phenomenal SE location I was built in, just 4 short blocks to the heart of Clinton-Division, where restaurants are beyond tasty and plentiful! The moment you step through my door, you’ll feel it—the light, the space, the style. I was designed with intention, filled with sophisticated finishes, high ceilings, and a natural brightness that lifts your spirits from morning till night. Come into my heart—the kitchen—where stainless steel appliances, a freestanding range, tile backsplash, and solid surface countertops come together in perfect harmony. Whether you're cooking for one or hosting friends, this is a space made for memories. I offer two cozy bedrooms, but it’s my primary suite that really shines. Picture yourself waking up beneath my clerestory window, sun streaming in softly. Step into your private ensuite bathroom, and start your day in calm, elevated comfort. Don’t forget, I have two and a half baths in total—no waiting, no compromises. Outside, I offer a fenced yard—ideal for pets, plants, or simply enjoying a quiet morning with coffee. And when you’re ready to explore, you’ll love my location in the tree-lined, sidewalk-wrapped streets of Hosford-Abernathy, just a stroll away from parks, local shops, and restaurants. With a Walk Score of 89 and a Bike Score of 94, the city is at your fingertips. I’m more than just a home. I’m your stylish sanctuary, your personal retreat, and your perfect Portland landing place. Let’s write your next chapter—together. My purchase price is subject to you qualifying for the Portland Housing Bureau’s SDC Program. Reach out to people for more information! eed a little help with your down payment? Our friends at Umpqua Bank have their Umpqua Neighbors and Legacy Builder down payment assistance programs to help make your dream home a reality! So, what are you waiting for? Let’s write your next chapter—together!
I’ve been waiting for someone just like you, someone who loves the phenomenal SE location I was built in, just 4 short blocks to the heart of Clinton-Division, where restaurants are beyond tasty and plentiful! The moment you step through my door, you’ll feel it—the light, the space, the style. I was designed with intention, filled with sophisticated finishes, high ceilings, and a natural brightness that lifts your spirits from morning till night. Come into my heart—the kitchen—where stainless steel appliances, a freestanding range, tile backsplash, and solid surface countertops come together in perfect harmony. Whether you're cooking for one or hosting friends, this is a space made for memories. I offer two cozy bedrooms, but it’s my primary suite that really shines. Picture yourself waking up beneath my clerestory window, sun streaming in softly. Step into your private ensuite bathroom, and start your day in calm, elevated comfort. Don’t forget, I have two and a half baths in total—no waiting, no compromises. Outside, I offer a fenced yard—ideal for pets, plants, or simply enjoying a quiet morning with coffee. And when you’re ready to explore, you’ll love my location in the tree-lined, sidewalk-wrapped streets of Hosford-Abernathy, just a stroll away from parks, local shops, and restaurants. With a Walk Score of 89 and a Bike Score of 94, the city is at your fingertips. I’m more than just a home. I’m your stylish sanctuary, your personal retreat, and your perfect Portland landing place. Let’s write your next chapter—together. My purchase price is subject to you qualifying for the Portland Housing Bureau’s SDC Program. Reach out to people for more information! Need a little help with your down payment? Our friends at Umpqua Bank have their Umpqua Neighbors and Legacy Builder down payment assistance programs to help make your dream home a reality! So, what are you waiting for? Let’s write your next chapter—together.
I’ve been waiting for someone just like you, someone who loves the phenomenal SE location I was built in, just 4 short blocks to the heart of Clinton-Division, where restaurants are beyond tasty and plentiful! I’ve been waiting for someone just like you. The moment you step through my door, you’ll feel it—the light, the space, the style. I was designed with intention, filled with sophisticated finishes, high ceilings, and a natural brightness that lifts your spirits from morning till night. Come into my heart—the kitchen—where stainless steel appliances, a freestanding range, tile backsplash, and solid surface countertops come together in perfect harmony. Whether you're cooking for one or hosting friends, this is a space made for memories. I offer two cozy bedrooms, but it’s my primary suite that really shines. Picture yourself waking up beneath my clerestory window, sun streaming in softly. Step into your private ensuite bathroom, and start your day in calm, elevated comfort. Don’t forget, I have two and a half baths in total—no waiting, no compromises. And when you’re ready to explore, you’ll love my location in the tree-lined, sidewalk-wrapped streets of Hosford-Abernathy, just a stroll away from parks, local shops, and restaurants. With a Walk Score of 89 and a Bike Score of 94, the city is at your fingertips. I’m more than just a home. I’m your stylish sanctuary, your personal retreat, and your perfect Portland landing place. Let’s write your next chapter—together. My purchase price is subject to you qualifying for the Portland Housing Bureau’s SDC Program. Reach out to people for more information! Need a little help with your down payment? Our friends at Umpqua Bank have their Umpqua Neighbors and Legacy Builder down payment assistance programs to help make your dream home a reality! So, what are you waiting for? Let’s write your next chapter—together!
Hello, I’m a fully reimagined modern beauty nestled in the heart of Cedar Mill, and I can't wait to welcome you in. With a complete redesign and thoughtful addition, I offer the perfect blend of stunning architecture and elevated comfort. Believe it or not, my seller is willing to contribute towards your closing costs, prepaids and rate buy downs! Step inside and you'll immediately feel the no-expense-spared attention to detail—my bright, open spaces are filled with high-end finishes and seamless flow. My chef’s kitchen is one of my proudest features: an expansive island with double waterfall quartz counters, two-tone cabinetry, floating shelves with under lighting, and a sleek slab backsplash. I even boast a 6-burner gas range ready for your culinary creations.In my spacious living room, you’ll find vaulted ceilings, a cozy electric fireplace, elegant floating shelves with tile accents, and sliders that open out to my fully fenced backyard and inviting deck. I’m built for entertaining, relaxing, and everything in between. At the end of the day, retreat to my serene primary suite—your personal sanctuary. Soak in the tub, admire the floating double vanity with its show-stopping slab, or unwind in the walk-in shower. I even feature a walk-in closet and an artistic metal railing for that unique touch. There’s more to love: I’ve got an XL garage, a massive laundry room with ample cabinetry, a tankless gas water heater, and natural light pouring in from every direction and a coveted, fully fenced backyard and with stopping curb appeal and landscaping. I truly shine in every season. And best of all, I’m perfectly situated in the coveted Cedar Mill neighborhood of NW Portland—just minutes from parks, trails, shopping, restaurants, Providence St. Vincent, and downtown PDX. Come see what it feels like to call me home. I think we’ll get along beautifully.

Portland is located in Oregon. Portland, Oregon has a population of 647,176. Portland is less family-centric than the surrounding county with 31.59% of the households containing married families with children. The county average for households married with children is 31.66%.
The median household income in Portland, Oregon is $78,476. The median household income for the surrounding county is $76,290 compared to the national median of $69,021. The median age of people living in Portland is 37.9 years.
The average high temperature in July is 80.5 degrees, with an average low temperature in January of 36.4 degrees. The average rainfall is approximately 42.8 inches per year, with 2.6 inches of snow per year.