18485 SW Pacific Dr #85 · Tualatin, OR 97062

$69,500

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 196 Days on market

Built 1989 $59/sqft · 10% below area Est $77k · 10% 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 +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come experience the serene community of Angel Haven 55+ manufactured home park. This competitively priced home offers an exceptional value while you enjoy the low-maintenance lifestyle in a friendly 55+ community of mobile home living, perfectly nestled in a tranquil, park-like setting in Tualatin. The well-appointed residence features 3 bedrooms and 2-bathrooms, offering comfortable single-level living with plenty of space for relaxation and entertaining. The functional floor plan is perfect for everyday living and entertaining, while still providing comfort and privacy. Angel Haven is a beautifully maintained community that promotes a quiet, active, and social lifestyle. Enjoy fantastic amenities just steps from your door. Situated close to Hwy 99W, placing you just minutes from shopping, medical services, and public transportation, the nearby Tualatin River and Tualatin River National Wildlife Refuge offer walking trails for a quick step in to the wild side.

Key facts

• Fantastic amenities
• Walking trails
• Garage

Tags

• TRANQUIL PARK LIKE SETTING
• FUNCTIONAL FLOOR PLAN
• FANTASTIC AMENITIES
• WALKING TRAILS

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 ($13k/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: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 2.7% 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.
• Sherwood SD 88J (suburban): math 56% / reading 66% proficiency, ranked #5 of 58 in OR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents falling (-3.0%/yr); 144 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $481 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $19k; list at $70k implies a 271% gain — meaningful room to come down on a strong offer.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 2.81% ✓
• Cap rate: 25.26%
• Cash-on-cash: 67.72%
• DSCR: 4.01
• GRM: 3.0

CMA / ARV

• ARV (median comp): $77,218
• List price: $69,500
• Delta: -10.00%
• 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
18485 SW Pacific Dr #37	0.06mi	3/2.0	1,296 (+9%)	0mo	$85,000	$66	82
18485 SW Pacific Dr #69	0.09mi	2/2.0 (-1)	1,104 (-7%)	1mo	$68,000	$62	78
18485 SW Pacific Dr #92	0.08mi	3/2.0	1,284 (+8%)	8mo	$107,500	$84	76
17188 SW Eldorado Dr #111	0.49mi	2/2.0 (-1)	1,248 (+5%)	1mo	$32,500	$26	63
17041 SW Eldorado Dr	0.62mi	2/2.0 (-1)	1,152 (-3%)	3mo	$81,500	$71	58
17009 SW Eldorado Dr #5	0.68mi	2/2.0 (-1)	1,152 (-3%)	1mo	$60,000	$52	57
17084 SW Eldorado Dr	0.62mi	2/2.0 (-1)	1,152 (-3%)	7mo	$42,000	$36	55
17229 SW Eldorado Dr	0.60mi	2/2.0 (-1)	1,153 (-3%)	10mo	$74,000	$64	54
17151 SW Eldorado Dr #85	0.43mi	2/2.0 (-1)	1,344 (+13%)	3mo	$62,000	$46	50
12450 SW Fischer Rd #260	0.64mi	3/2.0	1,296 (+9%)	12mo	$149,083	$115	45
12450 SW Fischer Rd #277	0.64mi	2/2.0 (-1)	1,344 (+13%)	7mo	$55,000	$41	38
17103 SW Eldorado Dr	0.61mi	2/2.0 (-1)	1,335 (+12%)	12mo	$91,000	$68	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: 63.7%
• Equity multiple: 3.72×
• Total profit: $52,961
• Equity at exit: $10,363

10-year hold

• IRR: 67.2%
• Equity multiple: 6.86×
• Total profit: $114,066
• Equity at exit: $6,009

Cash invested: $19,460 (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 97062

• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$364
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1,098

Break-even live

Break-even rent $566

Max offer price $69,500

Occupancy floor 39%

Sensitivity live

Price	-10% $1,138	-5% $1,118	+0% $1,098	+5% $1,079	+10% $1,059
Rent	-10% $944	-5% $1,021	+0% $1,098	+5% $1,176	+10% $1,253
Rate	-1.0pp $1,133	-0.5pp $1,116	base $1,098	+0.5pp $1,080	+1.0pp $1,062

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	3d	13	0.47mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	25d	1	0.75mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	0d	18	0.76mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	16d	1	0.76mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	25d	1	0.80mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	25d	2	0.81mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	25d	1	0.83mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	9d	4	0.83mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	3d	9	0.90mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	45d	1	0.90mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	45d	1	0.96mi
17000 SW Pacific Hwy Portland, OR	1.0–2.0	1.0–2.0	684	$1,575	$2.30	45d	3	0.96mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	4d	11	1.23mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	1.26mi

Listing history 23 events

1. 2026-06-21
   days on market $69,500 Active 196 DOM
2. 2026-06-18
   days on market $69,500 Active 193 DOM
3. 2026-06-17
   days on market $69,500 Active 192 DOM
4. 2026-06-16
   days on market $69,500 Active 191 DOM
5. 2026-06-15
   days on market $69,500 Active 190 DOM
6. 2026-06-13
   days on market $69,500 Active 188 DOM
7. 2026-06-13
   days on market $69,500 Active 187 DOM
8. 2026-06-09
   days on market $69,500 Active 184 DOM
9. 2026-06-08
   days on market $69,500 Active 183 DOM
10. 2026-06-07
    days on market $69,500 Active 182 DOM
11. 2026-06-03
    days on market $69,500 Active 178 DOM
12. 2026-06-02
    days on market $69,500 Active 177 DOM
13. 2026-06-01
    days on market $69,500 Active 176 DOM
14. 2026-05-31
    days on market $69,500 Active 175 DOM
15. 2026-04-27
    status Active 978-char remark

    Show marketing remark (978 chars)

    Come experience the serene community of Angel Haven 55+ manufactured home park. This competitively priced home offers an exceptional value while you enjoy the low-maintenance lifestyle in a friendly 55+ community of mobile home living, perfectly nestled in a tranquil, park-like setting in Tualatin. The well-appointed residence features 3 bedrooms and 2-bathrooms, offering comfortable single-level living with plenty of space for relaxation and entertaining. The functional floor plan is perfect for everyday living and entertaining, while still providing comfort and privacy. Angel Haven is a beautifully maintained community that promotes a quiet, active, and social lifestyle. Enjoy fantastic amenities just steps from your door. Situated close to Hwy 99W, placing you just minutes from shopping, medical services, and public transportation, the nearby Tualatin River and Tualatin River National Wildlife Refuge offer walking trails for a quick step in to the wild side.

16. 2026-04-06
    status Pending 978-char remark

    Show marketing remark (978 chars)

    Come experience the serene community of Angel Haven 55+ manufactured home park. This competitively priced home offers an exceptional value while you enjoy the low-maintenance lifestyle in a friendly 55+ community of mobile home living, perfectly nestled in a tranquil, park-like setting in Tualatin. The well-appointed residence features 3 bedrooms and 2-bathrooms, offering comfortable single-level living with plenty of space for relaxation and entertaining. The functional floor plan is perfect for everyday living and entertaining, while still providing comfort and privacy. Angel Haven is a beautifully maintained community that promotes a quiet, active, and social lifestyle. Enjoy fantastic amenities just steps from your door. Situated close to Hwy 99W, placing you just minutes from shopping, medical services, and public transportation, the nearby Tualatin River and Tualatin River National Wildlife Refuge offer walking trails for a quick step in to the wild side.

17. 2026-04-03
    status Active 978-char remark

    Show marketing remark (978 chars)

    Come experience the serene community of Angel Haven 55+ manufactured home park. This competitively priced home offers an exceptional value while you enjoy the low-maintenance lifestyle in a friendly 55+ community of mobile home living, perfectly nestled in a tranquil, park-like setting in Tualatin. The well-appointed residence features 3 bedrooms and 2-bathrooms, offering comfortable single-level living with plenty of space for relaxation and entertaining. The functional floor plan is perfect for everyday living and entertaining, while still providing comfort and privacy. Angel Haven is a beautifully maintained community that promotes a quiet, active, and social lifestyle. Enjoy fantastic amenities just steps from your door. Situated close to Hwy 99W, placing you just minutes from shopping, medical services, and public transportation, the nearby Tualatin River and Tualatin River National Wildlife Refuge offer walking trails for a quick step in to the wild side.

18. 2026-03-26
    status Pending 978-char remark

    Show marketing remark (978 chars)

    Come experience the serene community of Angel Haven 55+ manufactured home park. This competitively priced home offers an exceptional value while you enjoy the low-maintenance lifestyle in a friendly 55+ community of mobile home living, perfectly nestled in a tranquil, park-like setting in Tualatin. The well-appointed residence features 3 bedrooms and 2-bathrooms, offering comfortable single-level living with plenty of space for relaxation and entertaining. The functional floor plan is perfect for everyday living and entertaining, while still providing comfort and privacy. Angel Haven is a beautifully maintained community that promotes a quiet, active, and social lifestyle. Enjoy fantastic amenities just steps from your door. Situated close to Hwy 99W, placing you just minutes from shopping, medical services, and public transportation, the nearby Tualatin River and Tualatin River National Wildlife Refuge offer walking trails for a quick step in to the wild side.

19. 2025-11-07
    listed $69,500 Active 978-char remark

    Show marketing remark (978 chars)

    Come experience the serene community of Angel Haven 55+ manufactured home park. This competitively priced home offers an exceptional value while you enjoy the low-maintenance lifestyle in a friendly 55+ community of mobile home living, perfectly nestled in a tranquil, park-like setting in Tualatin. The well-appointed residence features 3 bedrooms and 2-bathrooms, offering comfortable single-level living with plenty of space for relaxation and entertaining. The functional floor plan is perfect for everyday living and entertaining, while still providing comfort and privacy. Angel Haven is a beautifully maintained community that promotes a quiet, active, and social lifestyle. Enjoy fantastic amenities just steps from your door. Situated close to Hwy 99W, placing you just minutes from shopping, medical services, and public transportation, the nearby Tualatin River and Tualatin River National Wildlife Refuge offer walking trails for a quick step in to the wild side.

20. 2009-09-30
    soldstatus $18,750 297-char remark

    Show marketing remark (297 chars)

    Nice and well maintained Home in Quiet and Clean 55+ Approved Angel Haven Park. This 3 bedrm/ 2 full bath has been well cared for and is priced to sell. Nicely landscaped and convenient to Tualatin and Tigard. Interior in great shape, just waiting to move some items before taking interior photos.

21. 2009-09-08
    historical 297-char remark

    Show marketing remark (297 chars)

    Nice and well maintained Home in Quiet and Clean 55+ Approved Angel Haven Park. This 3 bedrm/ 2 full bath has been well cared for and is priced to sell. Nicely landscaped and convenient to Tualatin and Tigard. Interior in great shape, just waiting to move some items before taking interior photos.

22. 2009-08-14
    listed $22,900 297-char remark

    Show marketing remark (297 chars)

    Nice and well maintained Home in Quiet and Clean 55+ Approved Angel Haven Park. This 3 bedrm/ 2 full bath has been well cared for and is priced to sell. Nicely landscaped and convenient to Tualatin and Tigard. Interior in great shape, just waiting to move some items before taking interior photos.

23. 1993-07-20
    soldstatus $31,200

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$28/yr (+$2/mo · 4.4%)

ⓘ 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 · 15 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: $23,476
• − Mortgage interest: −$3,893
• − Property taxes: −$646
• − Insurance: −$348
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$2,022
• Taxable income: $12,811
• Est. tax owed @ 24.0%: −$3,075
• After-tax cash flow: $10,104/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: Sherwood SD 88J
• NCES district ID: 4111290
• Math proficiency: 56% ▼ -14.00%
• Reading proficiency: 66% ▼ -11.00%
• Median HH income: $88,369
• Composite: 55.54/100
• National rank: #1242
• State rank: #5 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

• Census place: Tualatin, OR
• County: Washington County · 583,254 people
• City population: 28,930
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,930
• Household income: $105,407
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 14% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Italian 4% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -346.49%
• Current HPI: 279.0431
• Rent YoY: ▼ -3.03%
• 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

+122.8% since first listed

9 events — show timeline

• 2026-04-27 Relisted — RMLS
• 2026-04-06 Pending — RMLS
• 2026-04-03 Relisted — RMLS
• 2026-03-26 Pending — RMLS
• 2025-11-07 Listed $69,500 RMLS
• 2009-09-30 Sold (MLS) $18,750 RMLS
• 2009-09-08 Delisted — RMLS
• 2009-08-14 Listed $22,900 RMLS
• 1993-07-20 Sold (Public Records) $31,200 Public Records

Property tax history

+26.9%/yr

Latest (2018): $646 · +4.9% YoY. Source: county tax records.