11542 SW Royal Villa Dr · Tigard, OR 97224

$154,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 99 Days on market

Built 2016 $148/sqft · 193% above area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready to fall in love with this rare 2016 Palm Harbor Home, 2 bedroom, 2 bath, 1296 sq ft. privately tucked away at the back of the community. This home offers abundant natural light, with beautiful sunset views from the covered deck. The spacious kitchen features a large island, pantry, WilsonArt countertops, and Whirlpool appliances, including a smooth-top range, microwave hood, and side-by-side fridge with ice and water. The inviting primary suite features a walk-in closet, private bath, and a walk-in shower for easy living. Thoughtful upgrades include engineered hardwood and vinyl flooring, double-pane windows, heat pump, 50-gallon water heater, covered 2-car carport, 10x8workshop, and raised garden beds. Enjoy resort-style living every day with a sparkling pool, cabanas, fitness room, library, shuffleboard, sauna, walking paths, BBQ area, and more. Bright, stylish, and move-in ready, an exceptional opportunity for easy 55+ living. Financing may be available for qualified buyers through Advantage Mortgage.

Key facts

• Pantry
• Whirlpool appliances
• Walk-in closet

Tags

• SUNSET VIEWS
• LARGE ISLAND
• PANTRY
• WHIRLPOOL APPLIANCES
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $154k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $140k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.5% in Tigard — 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 (#14 in OR, #311 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D-, cost of living F.
• Tigard-Tualatin SD 23J (suburban): math 47% / reading 65% proficiency, ranked #6 of 58 in OR (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.4%/yr); 422 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $65,553
• List price: $154,000
• Delta: 134.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11489 SW Royal Villa Dr #196	0.10mi	2/2.0 (-1)	1,080 (+4%)	10mo	$73,000	$68	76
11526 SW Royal Villa Dr	0.12mi	2/2.0 (-1)	960 (-8%)	2mo	$25,000	$26	75
11550 SW Royal Villa Dr	0.10mi	2/2.0 (-1)	968 (-7%)	11mo	$145,000	$150	70
11449 SW Royal Villa Dr	0.08mi	2/2.0 (-1)	1,088 (+5%)	20mo	$99,500	$91	67
11568 SW Royal Villa Dr	0.14mi	2/2.0 (-1)	1,152 (+11%)	9mo	$155,000	$135	63
11491 SW Royal Villa Dr	0.18mi	2/2.0 (-1)	1,152 (+11%)	10mo	$129,000	$112	60
11612 SW Royal Villa Dr	0.18mi	2/2.0 (-1)	1,152 (+11%)	20mo	$169,900	$147	52
17009 SW Eldorado Dr #5	0.69mi	2/2.0 (-1)	1,152 (+11%)	1mo	$60,000	$52	44
17003 SW Eldorado Dr	0.66mi	2/2.0 (-1)	960 (-8%)	10mo	$65,000	$68	43
17041 SW Eldorado Dr	0.69mi	2/2.0 (-1)	1,152 (+11%)	3mo	$81,500	$71	42
17084 SW Eldorado Dr	0.67mi	2/2.0 (-1)	1,152 (+11%)	7mo	$42,000	$36	40
12450 SW Fischer Rd #143	0.59mi	2/1.0 (-1)	960 (-8%)	18mo	$60,000	$63	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: 5.3%
• Equity multiple: 1.20×
• Total profit: $8,568
• Equity at exit: $22,962

10-year hold

• IRR: 12.1%
• Equity multiple: 1.83×
• Total profit: $35,845
• Equity at exit: $13,315

Cash invested: $43,120 (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 97224

• Rents YoY: -0.4%
• Active inventory: 422
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$808
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $616

Break-even live

Break-even rent $1,153

Max offer price $154,000

Occupancy floor 63%

Sensitivity live

Price	-10% $703	-5% $660	+0% $616	+5% $573	+10% $529
Rent	-10% $464	-5% $540	+0% $616	+5% $693	+10% $769
Rate	-1.0pp $694	-0.5pp $655	base $616	+0.5pp $576	+1.0pp $536

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17000 SW Pacific Hwy Portland, OR	1.0–2.0	1.0–2.0	684	$1,575	$2.30	44d	3	0.31mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	2d	9	0.39mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	8d	9	0.41mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	8d	4	0.54mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	0.54mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	2d	19	0.59mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	0.69mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.69mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.69mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	12d	7	0.72mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	4d	5	0.76mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$2,205	$2.49	2d	12	0.77mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	2d	13	0.79mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	44d	1	0.80mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	4d	1	0.84mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	44d	1	0.85mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	15d	1	0.90mi
14844 SW 109th Ave Portland, OR	2.0	1.5	1024	$1,950	$1.90	44d	1	0.91mi
14799 SW 109th Ave Unit 2502 Tigard, OR	2.0	2.0	986	$1,645	$1.67	44d	1	0.94mi
14799 SW 109th Ave Unit 7504 Tigard, OR	2.0	2.0	986	$1,575	$1.60	24d	1	0.94mi
14799 SW 109th Ave Unit 5702 Tigard, OR	2.0	2.0	986	$1,745	$1.77	22d	1	0.94mi
14799 SW 109th Ave Unit 3102 Tigard, OR	2.0	2.0	986	$1,695	$1.72	8d	1	0.94mi
11430 SW Bull Mountain Rd Tigard, OR	2.0	2.0	986	$1,970	$2.00	4d	6	0.96mi
10695 SW Murdock St Tigard, OR	2.0	1.0	793	$1,806	$2.28	2d	13	0.98mi
9720 SW Tualatin Rd Tualatin, OR	2.0	2.0	1100	$1,750	$1.59	44d	1	1.12mi
10779 SW Canterbury Ln Tigard, OR	3.0	2.5	1350	$2,275	$1.69	15d	1	1.15mi
10775 SW Canterbury Ln #102 Portland, OR	3.0	3.0	1373	$2,495	$1.82	24d	1	1.16mi
14100 SW 112th Ave Unit I08 Portland, OR	2.0	1.0	1084	$1,614	$1.49	13d	1	1.21mi
14100 SW 112th Ave Unit F06 Portland, OR	2.0	1.0	840	$1,614	$1.92	44d	1	1.21mi
11050 SW Gaarde St Portland, OR	2.0	1.0	776	$1,400	$1.80	44d	1	1.24mi
10900 SW Gaarde St Unit 273-04 Tigard, OR	2.0	1.0	750	$1,350	$1.80	24d	1	1.25mi
14130 SW 105th Ave Portland, OR	2.0	1.0	900	$1,495	$1.66	24d	1	1.28mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	4d	11	1.32mi
15870 SW 88th Ave Unit A Tigard, OR	2.0	1.0	1013	$1,745	$1.72	44d	1	1.33mi
10450 SW McDonald St Unit 46 Portland, OR	2.0	1.0	800	$1,475	$1.84	44d	1	1.33mi
10450 SW McDonald St Unit 5 Tigard, OR	2.0	1.0	800	$1,475	$1.84	21d	1	1.35mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $154,000 Active 99 DOM
2. 2026-06-18
   days on market $154,000 Active 96 DOM
3. 2026-06-17
   days on market $154,000 Active 95 DOM
4. 2026-06-16
   days on market $154,000 Active 94 DOM
5. 2026-06-15
   days on market $154,000 Active 93 DOM
6. 2026-06-13
   days on market $154,000 Active 91 DOM
7. 2026-06-09
   days on market $154,000 Active 87 DOM
8. 2026-06-08
   days on market $154,000 Active 86 DOM
9. 2026-06-07
   days on market $154,000 Active 85 DOM
10. 2026-06-05
    days on market $154,000 Active 82 DOM
11. 2026-06-03
    days on market $154,000 Active 81 DOM
12. 2026-06-02
    days on market $154,000 Active 80 DOM
13. 2026-06-01
    days on market $154,000 Active 79 DOM
14. 2026-05-31
    days on market $154,000 Active 78 DOM
15. 2026-03-14
    listed $154,000 Active 1030-char remark

    Show marketing remark (1030 chars)

    Get ready to fall in love with this rare 2016 Palm Harbor Home, 2 bedroom, 2 bath, 1296 sq ft. privately tucked away at the back of the community. This home offers abundant natural light, with beautiful sunset views from the covered deck. The spacious kitchen features a large island, pantry, WilsonArt countertops, and Whirlpool appliances, including a smooth-top range, microwave hood, and side-by-side fridge with ice and water. The inviting primary suite features a walk-in closet, private bath, and a walk-in shower for easy living. Thoughtful upgrades include engineered hardwood and vinyl flooring, double-pane windows, heat pump, 50-gallon water heater, covered 2-car carport, 10x8workshop, and raised garden beds. Enjoy resort-style living every day with a sparkling pool, cabanas, fitness room, library, shuffleboard, sauna, walking paths, BBQ area, and more. Bright, stylish, and move-in ready, an exceptional opportunity for easy 55+ living. Financing may be available for qualified buyers through Advantage Mortgage.

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$1,022/yr (+$85/mo · 216.3%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,202
• − Mortgage interest: −$8,626
• − Property taxes: −$472
• − Insurance: −$770
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$4,480
• Taxable income: $5,141
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $6,162/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: Tigard-Tualatin SD 23J
• NCES district ID: 4112240
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $60,739
• Composite: 48.72/100
• National rank: #2100
• State rank: #6 of 58 in OR

Livability — Tigard

• Score: 87/100
• State rank: #14
• US rank: #311

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: 87,096
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 36,569
• Household income: $98,125
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1468.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 10% Two or more races 8% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Vietnamese 2%

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: ▼ -287.40%
• Current HPI: 277.57
• Rent YoY: ▼ -0.38%
• 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

• 2026-03-14 Listed $154,000 RMLS

Property tax history

+1.8%/yr

Latest (2011): $472 · +2.5% YoY. Source: county tax records.