13620 SW Beef Bend Rd #146 · King City, OR 97224

$119,900

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 7 Days on market

Built 1990 Est $143k · 16% under

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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
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUSTOM BUILT 3br/2ba w/HUGE LANDSCAPED LOT! GORGEOUS inside & out! Huge 2nd & 3rd br’s! Dbl sink in 14x6 ba between them! Beautifully lndscpd yard w/manicured lawns both front & back! Lg fully fncd back yd w/27x12 railed deck! ELEGANT well cared for home! Large dogs OK! ALL AGES Park! Tigard $32,850!

Key facts

• Garage
• Built 1990
• Listed 7 days

Property features AI

Finance

• Other: Park space/lot in mobile home community; Lot rent amount available
• Financial info: Lot rent charged monthly
• HOA & community: Community provides management, water, and sewer; Located in Mountain View Mobile Estates (park); Land lease in effect (land lease expiration: July 1, 2028)

Exterior

• Parking: Carport (extra deep); On-street parking; One parking space
• Utilities: Public water; Public sewer; Electric service (fuel: electricity)
• Home design: Manufactured home in park (Ranchero model by Redman); Single-story / one level; Resale property; No notable view
• Construction: Built in 1990; Shingle/composition roof; Pillar/post/pier foundation with skirting
• Exterior features: Covered deck; Fenced yard; Tool shed; Workshop; T-111 siding; Yard; Level lot; Private road access; Trees; Paved road

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Range hood; Electric hot water
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-floor bedroom with bath and one-level living (accessible); Vaulted ceilings; Skylight(s); Laminate flooring; Washer and dryer included; Laundry area; Double-pane windows with vinyl frames; Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Cap rate 18.6% vs local median 2.7% in King City — 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 85/100 on livability (#24 in OR, #539 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• 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.
• Zoned schools: Deer Creek Elementary School (565 students, 32% FRL); Twality Middle School (math 54% / reading 64%, grade B, #17 of 128 statewide, top 14%, 918 students, 31% FRL); Tualatin High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 1,747 students, 25% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 424 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).
• This rent runs 31% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $119,900

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. 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.
3. 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.
4. 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: 2.11% ✓
• Cap rate: 18.62%
• Cash-on-cash: 44.04%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $143,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13620 SW Beef Bend Rd #146	0.00mi	3/2.0	1,728 (0%)	0mo	$115,000	$67	100
13620 SW Beef Bend Rd #66	0.15mi	3/2.0	1,684 (-2%)	2mo	$120,000	$71	87
13620 SW Beef Bend Rd #130	0.16mi	3/2.0	1,810 (+5%)	12mo	$116,000	$64	74
13620 SW Beef Bend Rd #149	0.03mi	4/2.0 (+1)	1,596 (-8%)	9mo	$146,020	$91	74
13620 SW Beef Bend Rd #1	0.26mi	3/2.0	1,525 (-12%)	1mo	$199,000	$130	68
13620 SW Beef Bend Rd #85	0.16mi	3/2.0	1,600 (-7%)	20mo	$170,000	$106	64
13620 SW Beef Bend Rd #20	0.11mi	3/2.0	1,512 (-12%)	17mo	$173,900	$115	60
13620 SW Beef Bend Rd #27	0.10mi	4/2.0 (+1)	1,915 (+11%)	19mo	$100,000	$52	56
17123 SW Eldorado Dr	0.70mi	3/2.0	1,568 (-9%)	2mo	$129,985	$83	50
17254 SW Eldorado Dr	0.63mi	3/2.0	1,488 (-14%)	11mo	$88,000	$59	39
17071 SW Eldorado Dr	0.58mi	2/2.0 (-1)	1,488 (-14%)	14mo	$76,985	$52	33
17106 SW Eldorado Dr	0.73mi	3/2.0	1,568 (-9%)	22mo	$162,985	$104	32

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: 37.6%
• Equity multiple: 2.54×
• Total profit: $51,639
• Equity at exit: $17,877

10-year hold

• IRR: 42.7%
• Equity multiple: 4.50×
• Total profit: $117,392
• Equity at exit: $10,367

Cash invested: $33,572 (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: 424
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,527 high
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $1,232

Break-even live

Break-even rent $967

Max offer price $119,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,300	-5% $1,266	+0% $1,232	+5% $1,198	+10% $1,164
Rent	-10% $1,033	-5% $1,132	+0% $1,232	+5% $1,332	+10% $1,432
Rate	-1.0pp $1,293	-0.5pp $1,263	base $1,232	+0.5pp $1,201	+1.0pp $1,169

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	12d	1	0.22mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	45d	1	0.27mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	0d	1	0.39mi
15050 SW 141st Ave Portland, OR	3.0	2.0	2051	$3,495	$1.70	19d	1	0.79mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	3d	9	0.80mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	3d	13	0.83mi
15205 SW 119th Ave Portland, OR	2.0	2.0	1650	$2,150	$1.30	22d	1	1.06mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	0d	18	1.07mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	25d	1	1.17mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	25d	2	1.23mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$2,205	$2.49	3d	12	1.48mi

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $119,900 Active
3. 2008-04-09
   soldstatus $30,000 320-char remark

   Show marketing remark (320 chars)

   CUSTOM BUILT 3br/2ba w/HUGE LANDSCAPED LOT! GORGEOUS inside & out! Huge 2nd & 3rd br’s! Dbl sink in 14x6 ba between them! Beautifully lndscpd yard w/manicured lawns both front & back! Lg fully fncd back yd w/27x12 railed deck! ELEGANT well cared for home! Large dogs OK! ALL AGES Park! Tigard $32,850!

4. 2008-03-03
   historical 320-char remark

   Show marketing remark (320 chars)

   CUSTOM BUILT 3br/2ba w/HUGE LANDSCAPED LOT! GORGEOUS inside & out! Huge 2nd & 3rd br’s! Dbl sink in 14x6 ba between them! Beautifully lndscpd yard w/manicured lawns both front & back! Lg fully fncd back yd w/27x12 railed deck! ELEGANT well cared for home! Large dogs OK! ALL AGES Park! Tigard $32,850!

5. 2007-09-30
   listed $32,850 320-char remark

   Show marketing remark (320 chars)

   CUSTOM BUILT 3br/2ba w/HUGE LANDSCAPED LOT! GORGEOUS inside & out! Huge 2nd & 3rd br’s! Dbl sink in 14x6 ba between them! Beautifully lndscpd yard w/manicured lawns both front & back! Lg fully fncd back yd w/27x12 railed deck! ELEGANT well cared for home! Large dogs OK! ALL AGES Park! Tigard $32,850!

6. 1992-02-06
   soldstatus $41,500

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$139/yr (+$12/mo · 13.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 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: $30,321
• − Mortgage interest: −$6,716
• − Property taxes: −$1,024
• − Insurance: −$600
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$3,488
• Taxable income: $13,643
• Est. tax owed @ 24.0%: −$3,274
• After-tax cash flow: $11,511/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 — King City

• Score: 85/100
• State rank: #24
• US rank: #539

Category grades

Amenities A- Commute A+ Cost of living C Crime A+ Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King City, OR
• County: Washington County · 583,254 people
• 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

+188.9% since first listed

6 events — show timeline

• 2026-04-30 Pending — RMLS
• 2026-04-23 Listed $119,900 RMLS
• 2008-04-09 Sold (MLS) $30,000 RMLS
• 2008-03-03 Delisted — RMLS
• 2007-09-30 Listed $32,850 RMLS
• 1992-02-06 Sold (Public Records) $41,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,024 · +10.2% YoY. Source: county tax records.