Full-Service Property Management

Rental Property Owners and Investors

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Why work with Evergreen

At Evergreen Property Management, we do more than collect rent — we protect and grow your investment. You won’t find another property manager with more experience, education, and certifications.

Operating in Oregon’s complex legal landscape, we are fully licensed experts in compliance — safeguarding you from costly mistakes and fair housing lawsuits while maintaining full regulatory alignment. As your fiduciary, we put your interests first in every decision, managing your assets with the same care and diligence as if they were our own.

We specialize in handling every aspect of rental property ownership so you don’t have to. From strategic marketing and seamless leasing to thorough tenant screening, we ensure your properties stay occupied by the right tenants at the right rates.

Our dedicated maintenance and inspection teams keep tenants happy and your properties in peak condition, balancing cost-efficiency with long-term value preservation.

We have the experience and the expertise to ensure things go smoothly.

Services We Provide

We are a full-service property management company specializing in single-family homes and small plexes.

Marketing

We take quality photos and promote your vacant property online to attract highly qualified tenants.

Tenant Relationship

We build positive relationships with tenants through clear communication and quick responses, helping reduce turnover and protect your investment.

Maintenance

We will handle all tenant maintenance requests; your property is in good hands. We offer a 24 hour emergency maintenance line, repair and maintenance request coordination with vendor and tenant and we always work with vetted, licensed, bonded and insured vendors.

Legal

We stay current with all state and local housing laws, fair housing regulations, and rental requirements to minimize your risk. We also have a landlord/tenant attorney on retainer.

Leasing

We handle all aspects of leasing: answering questions, self-service showing, lease negotiation, collecting security deposits, all the way through move in.

Rent Collection

We will collect rent and distribute funds to you monthly, along with an owner’s financial statement and any maintenance invoices.

Inspections

We send in a licensed inspector to complete a property walk-through and give you a detailed report, including photos and recommendations for your property, every 6 months.

Evictions

If a tenant violates the lease or fails to pay rent, we’ll handle the entire eviction process from notice to court coordination — making sure everything is done legally, efficiently, and with minimal stress for you.

Tenant Screening

We thoroughly screen prospective tenants, including background checks, previous rental history, employment, and income.

Accounting

We will document income and expenses to provide year-end accounting for your tax forms Schedule E.

Compliance

We manage lease enforcement, notices, and violations to protect your investment and keep the tenant compliant with Oregon laws.

Expert Advice

As your fiduciary, we will provide expert advice to help grow your profits and achieve your investment goals.

Marketing

We take quality photos and promote your vacant property online to attract highly qualified tenants.

Leasing

We handle all aspects of leasing: answering questions, self-service showing, lease negotiation, collecting security deposits, all the way through move in.

Tenant Screening

We thoroughly screen prospective tenants, including background checks, previous rental history, employment, and income.

Tenant Relationship

We build positive relationships with tenants through clear communication and quick responses, helping reduce turnover and protect your investment.

Rent Collection

We will collect rent and distribute funds to you monthly, along with an owner’s financial statement and any maintenance invoices.

Accounting

We will document income and expenses to provide year-end accounting for your tax forms Schedule E.

Maintenance

Inspections

We send in a licensed inspector to complete a property walk-through and give you a detailed report, including photos and recommendations for your property, every 6 months.

Compliance

We manage lease enforcement, notices, and violations to protect your investment and keep the tenant compliant with Oregon laws.

Legal

We stay current with all state and local housing laws, fair housing regulations, and rental requirements to minimize your risk. We also have a landlord/tenant attorney on retainer.

Evictions

Expert Advice

As your fiduciary, we will provide expert advice to help grow your profits and achieve your investment goals.

Ready to chat with us about property management?

What makes us different

Evergreen Property Management staff has over 20 years of experience protecting and growing investment property portfolios, providing quality homes for our communities, and winning tenant loyalty.

Locally owned & operated

We’re based right here in Troutdale with a local office you can visit anytime. Our team lives and works in the same community as your investments, so we’re always close by when you need us. Our CEO, Cyndi Monroe, founded the business in 2012 – she is a NARPM Residential Property Manager and a Master Property Manager and licensed in the state of Oregon.

High-quality staff

We attract and retain highly qualified professionals who bring expertise, dedication, and a passion for excellence. We pay above market to attract and retain the best talent.

Continuing education & training

We value growth, providing ongoing education, advanced certifications, and training opportunities that keep us at the forefront of the industry. Our team regularly attends legal training. This year, we all attended: NARPM PNW Regional Legal Conference and RHA Oregon Landlord Tenant Law!

Participation in property management groups

Our active involvement in organizations like the National Association of Rental Property Managers (NARPM) and Multi Family Northwest (MFNW) ensures we stay connected, informed, and ahead of industry trends. Not all property management companies are a part of these groups!

Commitment to meet & exceed industry standards

We take pride in our reputation as an industry leader, and we are committed personally and professionally to provide the best service to our clients, both the owner and the tenant.

Team approach to problem solving

Our collaborative, team-based approach means we solve problems quickly and effectively—leveraging collective knowledge to deliver exceptional results. Our entire team meets every morning at 9 am to collaborate and solve problems.

We are investors too

We understand the challenges and goals of our clients firsthand. As your fiduciary, our business mindset drives every decision we make, aligning our success with yours.

Ready to get started?

3 Steps to Professional Management

Step 1



Get Set Up

We get to know your property and set up your secure owner portal. You sign the management agreement, complete a short onboarding form, share proof of insurance, and provide a full key set.

Step 2



Make Your Property Market Ready

We schedule a market-ready inspection and send you a checklist with any needed touch-ups. You handle repairs, and the home is professionally cleaned, so it’s ready for great tenants.

Step 3



We Market Your Property

We create your online marketing package, advertise your home across our listing channels, and handle all inquiries, showings, applications, and screening.

Pricing

Every property is unique, so our pricing depends on location, type, age, condition and time it takes to manage. Ready for a custom quote? Contact us today to get pricing tailored to your property.

Monthly Management:

8-10%

Full-service management, communication, compliance, and accounting

Set-Up:

$400

Property onboarding and set up, permanent lockbox and first inspection

Leasing:

50% of the first month’s rent

Photos, marketing, lease negotiation, tenant screening, security deposit and move in

Maintenance Coordination:

10%

Vendor and tenant coordination, scheduling, communication, and repair oversight

Property Inspections:

$125

Detailed inspection with photos and maintenance recommendations every 6 months

Rent Increase & Renewal:

$200

Annual market analysis, legal notice and paperwork and year end accounting

Our Peace of Mind Guarantees

We know trusting someone to manage your investment is a big decision that’s why we stand behind our work.

No Long-Term Lock-Ins: Our agreements are month-to-month because we believe in earning your business every day. Cancel with 30 days’ notice.
Full Transparency Accounting: Our online portal lets you see your finances in real time. See paid rent, vendor invoices, and utility bills as they are posted.
Smart, Owner-Focused Decisions: We treat your property and your money with care, approving only repairs that truly matter and keeping you in the loop.

Your property, your peace of mind, we’ve got it covered.

SEE WHAT OUR CUSTOMERS ARE SAYING

“Evergreen managed an investment property for me for several years in Troutdale, and I couldn’t be more pleased with their service. The staff is exceptional—always professional, responsive, and attentive to any concerns I had. Cindy and Marissa are absolute rockstars! They’re not only incredibly knowledgeable but also fellow investors who truly understand the business from an owner’s perspective. Evergreen is so much more than just a rental management company; they’re a trusted partner. I look forward to working with them again when I add more rental properties in the area.”

Jim Myers – Owner

SEE WHAT OUR CUSTOMERS ARE SAYING

“Our move in with Evergreen Property Management was super smooth! The team was easy to communicate with, quick to respond, and made the whole process way less stressful than I expected. The place was clean and ready for us when we got the keys, and everything was explained really clearly. So far it’s been a great experience and we are so excited about our new home:)“

Hb3 – Resident

SEE WHAT OUR CUSTOMERS ARE SAYING

“I’ve had nothing but a good experience with Evergreen Property Management. They have always been very kind and communicative. I’ve rented one of their properties going on two years now. They always respond to my maintenance requests. Thank you!“

Thuy Bechard – Resident

FAQS from owners – ranked by frequency

Are you licensed?

Yes, we are licensed with the Oregon Real Estate Agency as a Property Manager, we are also members of the National Association of Residential Property Management (NARPM) and Multi Family Northwest (MFNW).

How is the rental price set?

We use our industry experience, familiarity with the area, and online tools to triangulate rental pricing. You may notice that pricing varies a lot online depending on location, number of bedrooms and bathrooms, and the condition of the home. We use common resources such as Zillow and Redfin, and we also use Rentometer, which contains historical information and tells us what properties have actually rented for in the past 6-12 months. Setting rental prices is both an art and a science. Pricing the property correctly the first time it hits the market means that the property will rent immediately; properties that are priced too high relative to the condition sit on the market.

How long will it take for my property to be rented?

Properties that are in great condition and priced competitively generally have applicants in the first week or two. We like to see at least 10 showings in the first week of a listing, if we’re receiving less showings, we know the property is priced too high. Properties that are in rough condition, multi family or priced too high tend to sit on the market closer to 30-45 days. Assuming the property is priced correctly and we get an applicant that can move in within the next few weeks generally means you’ll have the vacancy filled in 2-3 weeks.

Do you allow pets?

Most renters have pets, which is why they are looking for a single-family home or small plex. When you list a property that says “no pets,” renters just register the pets as emotional support animals, and landlords and property managers cannot deny emotional support animals. Our pet policy is a maximum of two small pets, generally dogs or cats. Because we list all our properties with pets, we are able to collect a pet deposit and do a screening on the pet. We do not represent properties that don’t allow pets; legally we cannot deny an emotional support animal. An emotional support animal is not considered a pet.

Why do I need a 1 million dollar liability limit?

As a landlord/investor, you are exposing yourself to risk when you lease out your property to a stranger. As investors, we talk about risk in the stock market with volatility; risk in the rental market is mostly tied to the tenant. 9 out of 10 times, you’ll get a fantastic tenant that will pay rent on time and only cause light wear and tear to the property. But what happens if you get a rough tenant? We require a 1 million dollar liability limit to protect the landlord/investor against the worst-case scenario: death, domestic disputes, anything involving a hazmat team. While these situations are rare, they do happen, and it’s best to be protected. Most landlords find they can bump their existing homeowner’s policy for as little as $20-30 per month. We also require that Evergreen Property Management be listed as additional insured; this will notify us that the insurance is in place and when it renews.

When will I receive my monthly payment?

Rent payments from the tenants are received between the 1st and 5th. We post rent payments, our management fee, and pay vendors and utilities, and from the rental proceeds between the 5th and 16th. You will receive an email on the 17th of each month notifying you of your owner payment. The payment will be made via ACH direct to your bank account. Your monthly statement will include: property management fees and copies of all invoices from vendors and utilities, our property management fee, and accounting statements are uploaded to your online portal.

How do you process applications?

We process applications in the order they are received. Applicants must fully complete their application and provide identification. We do background checks, verify employment and income, and check references from previous property management companies. This process may take several days, especially if we are waiting for a prior property manager to provide a reference. Once we have an approved applicant, you will receive an email letting you know that your property is rented and the move-in date. We do not involve owners in the application process; this protects owners from federal Fair Housing Laws and perceived discrimination.

How does the leasing process work?

After we approve a qualified applicant, our leasing manager immediately executes the lease agreement and collects the security deposit and any prorated rent. We give the applicant up to 2 weeks to move into a property. Once the lease agreement is signed and the security deposit collected, we change the locks on the property; the cost of changing the locks is paid for by the owner. Oregon law requires that the locks be changed between tenants. Then the leasing manager works with the tenant to move them into the property, familiarizing them with the home, letting them know where the emergency shut-offs are, and explaining the lease and requirements. We do not involve owners in the leasing process; this protects owners from federal Fair Housing Laws and perceived discrimination.

How long is the lease with the tenant?

We sign a lease with the tenant for 1 year. After one year, the lease goes month to month per Oregon law. Rental increases are allowed by Oregon law once per year. If we determine that market rent should be higher, we will send out a rental increase notice to the tenant, 90 days before the rent increase goes into effect. You will receive an email from our accounting team notifying you of the rental increase amount and when it will go into effect.

How is landscaping handled?

For most of our properties, landscaping is handled by the tenant and written into the lease agreement. The lawn must be kept below 3 inches. However, not all tenants are good about staying on top of landscaping. If you have a high-quality property, you may consider providing landscaping services to keep the property in good condition. Some property management companies require landscaping be provided by the owner because landscaping is a point of frustration with owners, however we let the owner decide if they would like to provide landscaping or have the tenant take care of the property. We can coordinate landscaping quotes for you if you are interested. Otherwise, we rely on 6-month inspections to identify overgrown landscaping, and we issue violations to tenants who are not operating within the lease requirements.

When will I be involved in maintenance requests?

Work orders are generated by tenants and property inspectors in our management system and are processed by the maintenance manager. Repairs under $500 will automatically be approved; anything over $500, we will contact you for approval. Oregon law outlines essential services as anything that affects the habitability of the property: heating, cooling, plumbing, electrical, and roof. Repairs for essential services cannot be declined by the property owner since they are required by Oregon law. Our property management agreement gives us the ability to approve emergency repairs related to the physical safety of the tenant or to mitigate long-term damage to the property.

How are maintenance requests handled?

Our maintenance team is available 24 hours a day, 7 days a week, for emergencies for our tenants. Work orders generated by tenants and property inspectors are logged in our property management software. Our maintenance manager reviews the request and troubleshoots with the tenant to resolve anything simple that doesn’t require a vendor (ie, resetting a breaker). This includes information from the tenant as well as photos of the issue. Once the maintenance manager determines a vendor is required, they dispatch the appropriate vendor to the property. For small issues and emergencies, our vendors are often at the property 24-48 hours after the request is initiated. If it is determined that the repair is more complex and potentially over $500 the vendor will generate a quote for the repair. At this time, the owner is contacted for their approval. Most repair orders are addressed and handled within a week; more complicated repairs take more time.

Do you use a handyman for maintenance requests?

We used licensed contractors to handle maintenance requests since they are also bonded and insured. Using a licensed contractor ensures that the repair is taken care of quickly, often within 24-48 hours. Licensed contractors carry their own liability insurance for their employees, shifting liability from you the owner, to the contractors insurance. We have a thorough vetting process for choosing our vendors including choosing vendors with experience in property management.

How do you make sure the tenant is taking care of my property?

The key to high quality property management is regular inspections. To ensure tenants are operating according to the lease and taking good care of the property we perform inspections every 6 months. We regularly see self managing owners or other property managers skipping inspections and then are surprised at the condition of the home when the tenant moves out. Performing regular inspections gives us “boots on the ground” to see the property, take photos and document any maintenance issues or repairs needed. It also gives us the ability to determine if the tenant is complying with the lease and issue violations or notices. Our thorough inspection process is the best in the industry and we regularly have owners tell us how impressed they are with the inspections.

Who would I work with at your company?

Your point of contact at Evergreen will be your Property Manager. They can be reached via phone or email during our office hours. Our maintenance team is available 24 hours a day, 7 days a week, for emergencies for our tenants. Our office hours for phone calls and emails are 8:30 am – 4:30 pm Monday through Thursday, Friday 8:30 am- 1 pm. Our employees work 40+ hours each week, but are only available to the public during our office hours. This gives us the time to handle complex issues, training, and team meetings.

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REACH OUT TODAY!

Get in touch! We would love to hear from you!

CALL: 971-258-4799