1901 SE Minter Bridge Rd #75 · Hillsboro, OR 97123

$54,000

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 54 Days on market

Built 1968 $79/sqft · 58% above area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

OWNER IS MOTIVATED! Age restriction Park: Different from other 55+ parks. PLEASE READ- Owner must be 55+ other residents living in the home must be 18+. This cozy single wide has 2 bedrooms and 2 bathrooms. The kitchen is spacious with lots of cupboard space. Washer and dryer included. 2026 New water heater also 2026 New Central Heating and Cooling installed. This property also includes an extra large storage shed along with the park shed. Fenced yard. This is a Clean home and ready for a new owner! Monthly Park space rent 1330.

Key facts

• Fenced yard
• Spacious kitchen
• 2 garage spots

Tags

• EXTRA LARGE STORAGE SHED
• FENCED YARD
• SPACIOUS KITCHEN
• WASHER AND DRYER INCLUDED

Property features AI

Finance

• Other: Manufacturer: Marlett; Model: Unknown; View: Seasonal
• Financial info: Monthly lot rent applicable
• HOA & community: Community amenities: commons, laundry, library, management, meeting room, party room, road maintenance; Park name: Terra Buena; Pet policy: up to 2 pets under 35 lbs

Exterior

• Parking: Carport (extra deep); Driveway parking for 2 vehicles; Total 2 parking spaces
• Security: Security lights
• Utilities: Public water; Public sewer; Electric fuel; Cable and other internet service available
• Home design: Manufactured home in a park (not attached); Resale property; One level; Unit is 57 ft long by 12 ft wide
• Construction: Built in 1968; Block, pier/post/pillar foundation with skirting
• Exterior features: Rubber roof; Metal siding; Security lights; Tool shed; Workshop; Yard; Level lot; Paved road access; Seasonal view

Interior

• Kitchen: Free-standing range; Range hood; Pantry; Stainless steel appliances
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Ceiling fans; Dual-flush toilet; High ceilings; Laminate flooring; Soaking tub; Washer and dryer included; Double-pane windows with vinyl frames; Minimal steps and one-level living; Natural lighting; Walk-in shower; Crawl space basement
• Laundry & utility: Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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: Minter Bridge Elementary School (math 10% / reading 27%, grade F, #383 of 412 statewide, top 93%, 351 students, 69% FRL); South Meadows Middle School (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 709 students, 68% FRL); Hillsboro High School (math 50% / reading 70%, grade C+, #23 of 143 statewide, top 19%, 1,359 students, 68% FRL) — zoned schools average 68% FRL vs 40% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 425 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent is only 17% of the median local income ($110k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.85% ✓
• Cap rate: 25.01%
• Cash-on-cash: 66.83%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $34,134
• List price: $54,000
• Delta: 58.20%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 SE Minter Bridge Rd #11	0.04mi	2/1.0	720 (+5%)	9mo	$20,000	$28	82
1901 SE Minter Bridge Rd #33	0.16mi	2/1.0	672 (-2%)	16mo	$49,000	$73	76
2681 SE River Rd #27	0.55mi	2/1.0	782 (+14%)	12mo	$35,000	$45	41
2681 SE River Rd #48	0.58mi	2/1.0	784 (+15%)	23mo	$68,000	$87	29

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: 62.7%
• Equity multiple: 3.67×
• Total profit: $40,397
• Equity at exit: $8,052

10-year hold

• IRR: 66.2%
• Equity multiple: 6.75×
• Total profit: $86,910
• Equity at exit: $4,669

Cash invested: $15,120 (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 97123

• Rents YoY: -1.4%
• Active inventory: 425
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $842

Break-even live

Break-even rent $472

Max offer price $54,000

Occupancy floor 40%

Sensitivity live

Price	-10% $879	-5% $861	+0% $842	+5% $823	+10% $805
Rent	-10% $721	-5% $781	+0% $842	+5% $903	+10% $964
Rate	-1.0pp $869	-0.5pp $856	base $842	+0.5pp $828	+1.0pp $814

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1821 SE Minter Bridge Rd Hillsboro, OR	1.0	1.0	626	$1,295	$2.07	44d	1	0.09mi
800 SE 10th Ave Hillsboro, OR	1.0–3.0	1.0	750	$1,595	$2.13	3d	4	0.70mi
1374 SE Cedar St Unit 1 Hillsboro, OR	2.0	1.0	672	$1,395	$2.08	3d	1	0.71mi
760 SE 10th Ave Unit 10 Hillsboro, OR	2.0	1.0	717	$1,525	$2.13	24d	1	0.74mi
760 SE 10th Ave Unit 31 Hillsboro, OR	1.0	1.0	594	$1,395	$2.35	8d	1	0.74mi
470 SE 12th Ave Hillsboro, OR	1.0	1.0	725	$1,400	$1.93	24d	1	0.86mi
221 SE 12th Ave Hillsboro, OR	1.0	1.0	480	$1,225	$2.55	20d	1	1.07mi
221 SE 12th Ave Unit 3 Hillsboro, OR	1.0	1.0	480	$1,225	$2.55	20d	1	1.07mi
450 SE 5th Ave Unit 2 Hillsboro, OR	1.0	1.0	650	$1,195	$1.84	16d	1	1.22mi
337 SE 4th Ave Unit 301 Hillsboro, OR	2.0	2.0	736	$1,595	$2.17	24d	1	1.37mi
337 SE 4th Ave Hillsboro, OR	1.0	1.0	463	$1,525	$3.29	13d	1	1.37mi
337 SE 4th Ave Apt 104 Hillsboro, OR	1.0	1.0	500	$1,350	$2.70	22d	1	1.38mi
337 SE 4th Ave Apt 105 Hillsboro, OR	1.0	1.0	463	$1,525	$3.29	20d	1	1.38mi
337 SE 4th Ave Apt 201 Hillsboro, OR	2.0	2.0	750	$1,550	$2.07	24d	1	1.38mi
177 SE 5th Ave Unit A Hillsboro, OR	1.0	1.0	600	$1,295	$2.16	44d	1	1.42mi
433 SE Washington St Hillsboro, OR	1.0	1.0	725	$1,250	$1.72	8d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $54,000 Active 54 DOM
2. 2026-06-17
   days on market $54,000 Active 53 DOM
3. 2026-06-16
   days on market $54,000 Active 52 DOM
4. 2026-06-16
   price $54,000 Active 51 DOM
5. 2026-06-15
   days on market $56,000 Active 51 DOM
6. 2026-06-13
   pricedays on market $56,000 Active 49 DOM
7. 2026-06-09
   days on market $58,000 Active 45 DOM
8. 2026-06-08
   days on market $58,000 Active 44 DOM
9. 2026-06-07
   days on market $58,000 Active 43 DOM
10. 2026-06-05
    days on market $58,000 Active 40 DOM
11. 2026-06-03
    days on market $58,000 Active 39 DOM
12. 2026-06-02
    days on market $58,000 Active 38 DOM
13. 2026-06-01
    days on market $58,000 Active 37 DOM
14. 2026-05-31
    days on market $58,000 Active 36 DOM
15. 2026-04-25
    listed $58,000 Active 540-char remark

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

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 8/10 Severe 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,460
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$270
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$1,571
• Taxable income: $9,830
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $7,746/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

• Census place: Hillsboro, OR
• County: Washington County · 583,254 people
• City population: 102,767
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 48,410
• Household income: $109,985
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 929.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 29% Two or more races 17% Asian 9% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 3% Italian 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 22% Vietnamese 2% Other Indo-European 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: ▼ -419.54%
• Current HPI: 297.1522
• Rent YoY: ▼ -1.44%
• 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

-6.9% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $54,000 RMLS
• 2026-06-10 Price Changed $56,000 RMLS
• 2026-04-25 Listed $58,000 RMLS

Property tax history

-28.6%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.