17165 SW Eldorado Dr #94 · Tualatin, OR 97224

$70,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 212 Days on market

Built 1974 $61/sqft · 8% below area Est $76k · 8% 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom, 2-Bath Home in Desirable 55+ Tigard CommunityLocated just minutes from I-5 and local shopping centers, this beautifully maintained home offers both convenience and tranquility. Featuring fresh paint, newer siding, and updated HVAC systems (AC and heater), this home is move-in ready! Enjoy peaceful living in a serene 55+ community with easy access to all the amenities you need. Perfect for those seeking comfort, style, and a welcoming neighborhood. Don’t miss out!

Key facts

• Built 1974
• Listed 212 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.3% vs local median 2.6% in Tualatin — 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 86/100 on livability (#16 in OR, #355 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: 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); 412 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.87% ✓
• Cap rate: 26.32%
• Cash-on-cash: 71.51%
• DSCR: 4.18
• GRM: 2.9

CMA / ARV

• ARV (median comp): $76,358
• List price: $70,000
• Delta: -8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17041 SW Eldorado Dr	0.16mi	2/2.0 (-1)	1,152 (0%)	3mo	$81,500	$71	85
17009 SW Eldorado Dr #5	0.23mi	2/2.0 (-1)	1,152 (0%)	1mo	$60,000	$52	83
17084 SW Eldorado Dr	0.16mi	2/2.0 (-1)	1,152 (0%)	7mo	$42,000	$36	82
17229 SW Eldorado Dr	0.15mi	2/2.0 (-1)	1,153 (+0%)	10mo	$74,000	$64	79
17188 SW Eldorado Dr #111	0.04mi	2/2.0 (-1)	1,248 (+8%)	1mo	$32,500	$26	78
18485 SW Pacific Dr #69	0.47mi	2/2.0 (-1)	1,104 (-4%)	1mo	$68,000	$62	65
18485 SW Pacific Dr #37	0.41mi	3/2.0	1,296 (+12%)	0mo	$85,000	$66	60
11491 SW Royal Villa Dr	0.63mi	2/2.0 (-1)	1,152 (0%)	10mo	$129,000	$112	57
18485 SW Pacific Dr #92	0.50mi	3/2.0	1,284 (+12%)	8mo	$107,500	$84	51
11768 SW Royal Villa Dr #124	0.65mi	2/2.0 (-1)	1,248 (+8%)	2mo	$28,000	$22	49
11489 SW Royal Villa Dr #196	0.74mi	2/2.0 (-1)	1,080 (-6%)	10mo	$73,000	$68	42
13620 SW Beef Bnd #86	0.72mi	4/2.0 (+1)	1,296 (+12%)	8mo	$190,000	$147	34

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: 67.8%
• Equity multiple: 3.92×
• Total profit: $57,150
• Equity at exit: $10,437

10-year hold

• IRR: 71.1%
• Equity multiple: 7.26×
• Total profit: $122,757
• Equity at exit: $6,052

Cash invested: $19,600 (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: 412
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$367
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,168

Break-even live

Break-even rent $531

Max offer price $70,000

Occupancy floor 37%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	1d	13	0.23mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	15d	1	0.35mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	1d	9	0.41mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	43d	1	0.45mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	43d	1	0.48mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	1d	19	0.50mi
17000 SW Pacific Hwy Portland, OR	1.0–2.0	1.0–2.0	684	$1,575	$2.30	43d	3	0.55mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	7d	4	0.55mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	23d	1	0.55mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	23d	1	0.58mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	23d	1	0.63mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	23d	2	0.65mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	3d	11	0.91mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	4d	12	1.01mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	7d	9	1.20mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	11d	7	1.20mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	3d	5	1.39mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	3d	1	1.40mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$2,205	$2.49	1d	12	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 212 DOM
2. 2026-06-17
   days on market $70,000 Active 211 DOM
3. 2026-06-16
   days on market $70,000 Active 210 DOM
4. 2026-06-15
   days on market $70,000 Active 209 DOM
5. 2026-06-13
   days on market $70,000 Active 207 DOM
6. 2026-06-09
   days on market $70,000 Active 203 DOM
7. 2026-06-08
   days on market $70,000 Active 202 DOM
8. 2026-06-07
   days on market $70,000 Active 201 DOM
9. 2026-06-05
   days on market $70,000 Active 198 DOM
10. 2026-06-03
    days on market $70,000 Active 197 DOM
11. 2026-06-02
    days on market $70,000 Active 196 DOM
12. 2026-06-01
    days on market $70,000 Active 195 DOM
13. 2026-05-31
    days on market $70,000 Active 194 DOM
14. 2025-11-18
    listed $80,000 Active 493-char remark

    Show marketing remark (523 chars)

    Charming 3-Bedroom, 2-Bath Home in Desirable 55+ Tigard CommunityLocated just minutes from I-5 and local shopping centers, this beautifully maintained home offers both convenience and tranquility. Featuring fresh paint, newer siding, and updated HVAC systems (AC and heater), this home is move-in ready! Enjoy peaceful living in a serene 55+ community with easy access to all the amenities you need. Perfect for those seeking comfort, style, and a welcoming neighborhood. Don’t miss out on this wonderful opportunity!

15. 2025-11-18
    listed $80,000 Active 523-char remark

    Show marketing remark (523 chars)

    Charming 3-Bedroom, 2-Bath Home in Desirable 55+ Tigard CommunityLocated just minutes from I-5 and local shopping centers, this beautifully maintained home offers both convenience and tranquility. Featuring fresh paint, newer siding, and updated HVAC systems (AC and heater), this home is move-in ready! Enjoy peaceful living in a serene 55+ community with easy access to all the amenities you need. Perfect for those seeking comfort, style, and a welcoming neighborhood. Don’t miss out on this wonderful opportunity!

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$397/yr (+$33/mo · 140.8%)

ⓘ 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 4/10 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: $24,118
• − Mortgage interest: −$3,921
• − Property taxes: −$282
• − Insurance: −$350
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$2,036
• Taxable income: $13,670
• Est. tax owed @ 24.0%: −$3,281
• After-tax cash flow: $10,735/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 — Tualatin

• Score: 86/100
• State rank: #16
• US rank: #355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 28,930
• 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

+0.0% since first listed

2 events — show timeline

• 2025-11-18 Listed $80,000 RMLS
• 2025-11-18 Listed $80,000 WVMLS

Property tax history

+3.5%/yr

Latest (2016): $282 · +4600.0% YoY. Source: county tax records.