8300 NE Quatama St #139 · Hillsboro, OR 97006

$230,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 20 Days on market

Built 1990

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Important notice- This manufactured home is in a land-lease community- buyer owns the home but pays monthly space rent for the lot. (970/month) Buyer must contact Creekside of Hillsboro office, and complete application form to be approaved to purchase home RARE 4BD Double-Wide On Large Corner Lot Spacious fully updated 4-bedroom, 2-bath Fleetwood double-wide located on a desirable corner lot in a peaceful family-friendly community near the Quatama MAX station. With approximately 1,782 sq ft of living space, this home features an open-concept layout with a large central living area, vaulted ceilings, dining space, separate laundry room, and extensive interior updates throughout. The remodele

Key facts

• Oversized corner lot
• Front and rear decks
• Large corner lot

Tags

• LARGE CORNER LOT
• OPEN-CONCEPT LAYOUT
• REMODELED KITCHEN
• UPDATED FLOORING
• OVERSIZED CORNER LOT
• FRONT AND REAR DECKS

Property features AI

Finance

• Other: Unit length: 66 feet; Manufacturer: Fleetwood; Property is not land-leased
• HOA & community: Located in Creekside of Hillsboro park; Not a senior community; Monthly lot rent

Exterior

• Parking: Carport and driveway; Attached oversized garage/carport
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (Fleetwood); Updated/remodeled condition; Single-story layout; Located on a corner lot; Paved road access
• Construction: Built in 1990; Block foundation; Composition roof
• Exterior features: Covered deck and deck; Porch; Tool shed; Wood composite exterior

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Quartz countertops
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating; No central cooling
• Interior features: Laundry area on the main level; Skylights; Vaulted ceilings; Luxury vinyl plank flooring; Double-pane windows with vinyl frames; Crawl space foundation
• Laundry & utility: Washer and dryer included; Electric tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.9% in Hillsboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#13 in OR, #282 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D+, cost of living F.
• Hillsboro SD 1J (urban): math 35% / reading 46% proficiency, ranked #13 of 58 in OR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orenco Elementary School (math 42% / reading 52%, grade D-, #132 of 412 statewide, top 34%, 476 students, 37% FRL); J W Poynter Middle School (math 42% / reading 62%, grade C+, #25 of 128 statewide, top 19%, 654 students, 62% FRL); Liberty High School (math 50% / reading 70%, grade C+, #23 of 143 statewide, top 19%, 1,454 students, 46% FRL).
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Hillsboro SD 1J average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Washington County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,550 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $117,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 SW 195th Ave #36	0.41mi	3/2.0	1,782 (0%)	0mo	$150,000	$84	80
100 SW 195th #122	0.41mi	3/2.0	1,782 (0%)	1mo	$145,000	$81	80
8300 NE Quatama St #14	0.14mi	3/2.0	1,728 (-3%)	14mo	$212,000	$123	77
8300 NE Quatama St #207	0.24mi	3/2.0	1,756 (-2%)	15mo	$96,000	$55	74
8300 NE Quatama St #90	0.14mi	3/2.0	1,620 (-9%)	12mo	$60,000	$37	68
100 SW 195th Ave #110	0.41mi	3/2.0	1,792 (+1%)	17mo	$158,000	$88	66
100 SW 195th Ave #184	0.53mi	2/2.0 (-1)	1,776 (-0%)	8mo	$79,900	$45	63
100 SW 195th Ave #49	0.53mi	3/2.0	1,848 (+4%)	10mo	$93,000	$50	61
100 SW 195th Ave #157	0.41mi	2/2.0 (-1)	1,536 (-14%)	6mo	$102,000	$66	48
100 SW 195th Ave #2	0.53mi	3/2.0	1,620 (-9%)	17mo	$110,000	$68	46
100 SW 195th Ave #31	0.53mi	2/2.0 (-1)	1,536 (-14%)	2mo	$79,900	$52	46
100 SW 195th Ave #192	0.53mi	2/2.0 (-1)	1,536 (-14%)	13mo	$89,000	$58	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-9,612
• Equity at exit: $34,294

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $8,437
• Equity at exit: $19,886

Cash invested: $64,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97006

• Rents YoY: -1.6%
• Active inventory: 245
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,460 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $549

Break-even live

Break-even rent $1,765

Max offer price $230,000

Occupancy floor 73%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 NW 208th Ave Beaverton, OR	4.0	2.5	1824	$2,700	$1.48	23d	1	0.11mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	43d	1	0.12mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	43d	1	0.19mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	19d	1	0.23mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	0.27mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	0.27mi
8712 NE Delamere Way Beaverton, OR	3.0	2.5	1556	$2,400	$1.54	10d	1	0.28mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	23d	1	0.28mi
610 NE Garswood Ln Beaverton, OR	3.0	2.5	1528	$2,349	$1.54	43d	1	0.33mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	21d	1	0.33mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	43d	1	0.34mi
7696 NE Prefontaine St Hillsboro, OR	4.0	2.5	2500	$3,900	$1.56	23d	1	0.35mi
303 NE Natalie St Hillsboro, OR	3.0	2.5	1632	$2,400	$1.47	43d	1	0.40mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	43d	1	0.40mi
279 NE Natalie St Hillsboro, OR	3.0	3.0	1632	$2,490	$1.53	23d	1	0.40mi
8041 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,300	$1.34	23d	1	0.41mi
7894 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,495	$1.45	23d	1	0.42mi
8113 NE Rockne Way Beaverton, OR	3.0	2.5	1719	$2,550	$1.48	43d	1	0.42mi
123 NE 75th Ave Hillsboro, OR	3.0	3.0	1781	$2,295	$1.29	23d	1	0.43mi
7414 NE Shaleen St Hillsboro, OR	3.0	2.5	1419	$2,400	$1.69	10d	1	0.45mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	43d	1	0.49mi
20959 SW Edgemont St Beaverton, OR	3.0	2.5	2020	$2,825	$1.40	23d	1	0.50mi
456 SW 203rd Ter Beaverton, OR	4.0	2.5	1727	$2,925	$1.69	43d	1	0.51mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,581	$2.53	2d	19	0.56mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	16d	1	0.57mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	19d	1	0.57mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	43d	1	0.61mi
20018 SW Monson St Beaverton, OR	3.0	2.5	1484	$2,395	$1.61	43d	1	0.79mi
19584 SW Jessica Ct Beaverton, OR	4.0	2.5	2238	$3,245	$1.45	43d	1	0.79mi
770 NE 72nd Ave Hillsboro, OR	3.0	2.5	1647	$2,350	$1.43	20d	1	0.80mi
9950 NE Gibbs Dr Hillsboro, OR	4.0	1.0–2.0	1299	$3,366	$2.59	2d	62	0.85mi
9250 NE Rockspring St Hillsboro, OR	3.0	1.0–2.0	966	$2,749	$2.85	1d	22	0.86mi
6546 NE Forest Ln Hillsboro, OR	3.0	2.5	1310	$2,200	$1.68	43d	1	0.96mi
2136 NE Sheffield Ave Beaverton, OR	3.0	3.0	1850	$2,950	$1.59	43d	1	0.97mi
6998 NE Cherry Dr Hillsboro, OR	1.0–3.0	1.0–3.0	1319	$3,045	$2.31	2d	12	1.01mi
727 NE 65th Ct Hillsboro, OR	3.0	2.5	1600	$2,450	$1.53	23d	1	1.04mi
7436 SE Beverly Ln Hillsboro, OR	3.0	2.0	1470	$2,495	$1.70	23d	1	1.07mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	2d	1	1.14mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	23d	1	1.16mi
6523 NE Cherry Dr Hillsboro, OR	3.0	1.0–2.0	1009	$2,795	$2.77	1d	17	1.16mi

Listing history 13 events

1. 2026-06-18
   days on market $230,000 Active 20 DOM
2. 2026-06-17
   days on market $230,000 Active 19 DOM
3. 2026-06-16
   days on market $230,000 Active 18 DOM
4. 2026-06-15
   days on market $230,000 Active 17 DOM
5. 2026-06-13
   days on market $230,000 Active 15 DOM
6. 2026-06-09
   days on market $230,000 Active 11 DOM
7. 2026-06-08
   days on market $230,000 Active 10 DOM
8. 2026-06-07
   days on market $230,000 Active 9 DOM
9. 2026-06-05
   days on market $230,000 Active 6 DOM
10. 2026-06-03
    days on market $230,000 Active 5 DOM
11. 2026-06-02
    days on market $230,000 Active 4 DOM
12. 2026-06-01
    days on market $230,000 Active 3 DOM
13. 2026-05-31
    days on market $230,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $1,111 · $93/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$1,120/yr (+$93/mo · 100.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,519
• − Mortgage interest: −$12,884
• − Property taxes: −$1,111
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$6,691
• Taxable income: $2,960
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $5,874/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hillsboro SD 1J
• NCES district ID: 4100023
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $68,587
• Composite: 36.64/100
• National rank: #4617
• State rank: #13 of 58 in OR

Livability — Hillsboro

• Score: 87/100
• State rank: #13
• US rank: #282

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment A+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 102,767
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 46,463
• Household income: $104,790
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 2200.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 674,042 people
• By 2030: 721,804 · +7.1%
• By 2040: 812,732 · +20.6%
• By 2050: 895,143 · +32.8%
• By 2075: 1,058,806 · +57.1%
• By 2100: 1,131,692 · +67.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Asian 21% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 8% Other Asian/Pacific 6% Other Indo-European 5%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+34.0) · D 65.3% · R 31.3% · Other 3.4%
• 2008→2024 swing: +11.8pp toward D · 2008: 22.1pp · 2024: 34.0pp
• All cycles: 2024: D+34.0 2020: D+34.6 2016: D+26.7 2012: D+17.5 2008: D+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -344.27%
• Current HPI: 304.041
• Rent YoY: ▼ -1.58%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

1 event — show timeline

• 2026-05-29 Listed $230,000 RMLS

Property tax history

+4.2%/yr

Latest (2025): $1,111 · +1.7% YoY. Source: county tax records.