17508 NW Shady Fir Loop #16 · Beaverton, OR 97006

$262,000

3 bd · 2.0 ba · 1,739 sqft · Manufactured public records · 120 Days on market

Built 1996 $151/sqft · 37% above area Est $191k · 37% over ↓ 2% since listing

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Why this score? — see what drove the D 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 +16.6/30.0
• Schools +6.3/10.0
• DSCR +5.2/10.0
• Livability +4.4/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Springwood 55+ Community, a gated, well-maintained park offering secure, comfortable, and active living in the heart of Beaverton. This spacious 3-bedroom, 2-bath manufactured home presents an affordable opportunity without sacrificing space. The new roof and fresh interior paint makes this home move in ready. The functional layout offers generous living areas ideal for guests, hobbies, or a home office, along with ample storage throughout for easy, organized downsizing. Situated on a large lot within the park, you’ll enjoy added outdoor space for gardening, relaxing, or enjoying quiet mornings. Springwood features scenic walking trail, and a clubhouse with a vibrant and active community, offering regular social activities and connection. Conveniently located in close proximity to shopping, dining, medical facilities, and all the amenities Beaverton has to offer.

Key facts

• Gated park
• Large lot
• Functional layout

Tags

• GATED PARK
• NEW ROOF
• FRESH INTERIOR PAINT
• FUNCTIONAL LAYOUT
• AMPLE STORAGE
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $262k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (11.5% below list).
• Recommended offer: $232k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.3% in Beaverton — 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 88/100 on livability (#10 in OR, #251 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D, cost of living F.
• Beaverton SD 48J (urban): math 68% / reading 76% proficiency, ranked #3 of 58 in OR (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Elmonica Elementary School (math 64% / reading 84%, grade A, #23 of 412 statewide, top 7%, 413 students, 41% FRL); Five Oaks Middle School (math 44% / reading 74%, grade B, #17 of 128 statewide, top 14%, 781 students, 49% FRL); Westview High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 2,442 students, 29% FRL).
• Market conditions: Rents soft (-1.6%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,763 (11.5% below list)

Questions for the listing agent

1. It's been on market 120 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 A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (median comp): $191,341
• List price: $262,000
• Delta: 36.93%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17572 NW Shady Fir Loop #24	0.06mi	3/2.0	1,776 (+2%)	3mo	$260,000	$146	91
17559 NW Shady Fir Loop #60	0.04mi	3/2.0	1,716 (-1%)	8mo	$242,000	$141	90
17760 NW Shady Fir Loop	0.15mi	3/2.0	1,800 (+4%)	15mo	$188,547	$105	75
17712 NW Shady Fir Loop #40	0.15mi	3/2.0	1,848 (+6%)	11mo	$219,939	$119	74
17659 SW Richmond Way	0.35mi	3/2.0	1,782 (+2%)	11mo	$53,500	$30	70
17500 NW Shady Fir Loop	0.01mi	3/2.0	1,536 (-12%)	12mo	$241,000	$157	70
17730 SW Independence Way #253	0.11mi	3/2.0	1,488 (-14%)	10mo	$130,000	$87	62
803 SW Liberty Bell Dr	0.40mi	3/2.0	1,716 (-1%)	22mo	$88,000	$51	61
17643 NW Shady Fir Loop	0.07mi	3/2.0	1,530 (-12%)	19mo	$174,900	$114	61
800 SW Liberty Bell Dr	0.38mi	4/2.0 (+1)	1,782 (+2%)	15mo	$175,000	$98	60
17752 NW Shady Fir Loop #45	0.14mi	2/2.0 (-1)	1,512 (-13%)	22mo	$197,000	$130	48
17614 SW Richmond Way	0.31mi	4/2.0 (+1)	1,512 (-13%)	16mo	$93,000	$62	45

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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-39,231
• Equity at exit: $39,065

10-year hold

• IRR: -12.6%
• Equity multiple: 0.35×
• Total profit: $-47,651
• Equity at exit: $22,653

Cash invested: $73,360 (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 97006

• Rents YoY: -1.6%
• Active inventory: 245
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $158

Break-even live

Break-even rent $2,118

Max offer price $262,000

Occupancy floor 88%

Sensitivity live

Price	-10% $306	-5% $232	+0% $158	+5% $84	+10% $10
Rent	-10% $-25	-5% $66	+0% $158	+5% $250	+10% $341
Rate	-1.0pp $290	-0.5pp $225	base $158	+0.5pp $90	+1.0pp $21

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17565 NW Woodmere Ct Beaverton, OR	3.0	2.0	1519	$2,500	$1.65	45d	1	0.34mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$2,332	$2.55	0d	15	0.44mi
900 SW 179th Ave Beaverton, OR	4.0	2.0	1356	$2,450	$1.81	9d	1	0.48mi
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	25d	1	0.48mi
18405 SW Stepping Stone Dr #43 Beaverton, OR	3.0	2.5	1553	$2,275	$1.46	19d	1	0.50mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	25d	1	0.55mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	25d	1	0.56mi
17152 SW Whitley Way Beaverton, OR	2.0	2.5	1260	$2,175	$1.73	0d	1	0.56mi
17040 SW Whitley Way #203 Beaverton, OR	2.0	1.5	1200	$1,695	$1.41	45d	1	0.59mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	0d	1	0.60mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	5d	1	0.60mi
17634 SW September Ln Beaverton, OR	3.0	2.5	1582	$2,345	$1.48	19d	1	0.64mi
1050 SW 170th Ave #201 Beaverton, OR	3.0	2.5	1524	$2,395	$1.57	19d	1	0.64mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$3,426	$4.10	0d	223	0.65mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	25d	1	0.67mi
17472 SW Jay St Beaverton, OR	3.0	2.5	1537	$2,300	$1.50	45d	1	0.69mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,487	$2.56	0d	22	0.71mi
17461 SW Rose Petal Ln Beaverton, OR	3.0	2.5	1504	$2,295	$1.53	45d	1	0.74mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	45d	1	0.74mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	837	$1,850	$2.21	0d	15	0.75mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$2,290	$3.14	3d	26	0.82mi
1614 SW 172nd Ter Beaverton, OR	2.0	2.5	1498	$2,195	$1.47	45d	1	0.87mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,790	$1.78	45d	1	0.89mi
1305 NE 105th Way Hillsboro, OR	1.0–3.0	1.0–2.0	997	$2,395	$2.40	0d	14	0.90mi
17391 SW Beaver Ct Beaverton, OR	3.0	2.0	1380	$2,295	$1.66	45d	1	0.91mi
17208 SW Pleasanton Ln Beaverton, OR	3.0	2.5	1460	$2,450	$1.68	9d	1	0.94mi
16275 SW Gage Ln Beaverton, OR	3.0	2.5	1505	$2,550	$1.69	18d	1	0.95mi
600 NW Island Ter Beaverton, OR	1.0–2.0	1.0–2.0	828	$2,328	$2.81	0d	14	0.96mi
16205 SW Gage Ln Beaverton, OR	3.0	2.5	1541	$2,345	$1.52	19d	1	0.97mi
17236 SW Berkeley Ln Beaverton, OR	3.0	2.5	1500	$2,395	$1.60	16d	1	0.97mi
18200 NW Cornell Rd Beaverton, OR	1.0–2.0	1.0–2.0	929	$2,104	$2.26	4d	18	0.98mi
17042 SW Berkeley Ln Beaverton, OR	3.0	2.5	1475	$2,249	$1.52	25d	1	0.99mi
1248 SW 162nd Ave Beaverton, OR	2.0	3.0	1170	$2,150	$1.84	19d	1	1.00mi
19584 SW Jessica Ct Beaverton, OR	4.0	2.5	2238	$3,245	$1.45	45d	1	1.00mi
1050 SW 160th Ave Beaverton, OR	2.0	1.0–2.0	854	$2,699	$3.16	0d	10	1.00mi
16076 SW Gage Ln Beaverton, OR	2.0	2.5	1445	$2,295	$1.59	45d	1	1.02mi
1165 SW 160th Ave Beaverton, OR	3.0	2.5	1491	$2,409	$1.62	45d	1	1.03mi
17520 NW Cornell Rd Beaverton, OR	3.0	1.0–2.0	840	$3,734	$4.45	0d	13	1.04mi
1110 SW 160th Ave Beaverton, OR	2.0	1.5	1368	$1,999	$1.46	45d	1	1.05mi
10457 NE Park Ridge Way Beaverton, OR	2.0	2.5	1500	$2,595	$1.73	46d	1	1.06mi

Listing history 16 events

1. 2026-06-21
   days on market $262,000 Active 120 DOM
2. 2026-06-18
   days on market $262,000 Active 117 DOM
3. 2026-06-17
   days on market $262,000 Active 116 DOM
4. 2026-06-16
   days on market $262,000 Active 115 DOM
5. 2026-06-15
   days on market $262,000 Active 114 DOM
6. 2026-06-13
   days on market $262,000 Active 112 DOM
7. 2026-06-09
   days on market $262,000 Active 108 DOM
8. 2026-06-08
   days on market $262,000 Active 107 DOM
9. 2026-06-07
   days on market $262,000 Active 106 DOM
10. 2026-06-05
    days on market $262,000 Active 103 DOM
11. 2026-06-03
    days on market $262,000 Active 102 DOM
12. 2026-06-02
    days on market $262,000 Active 101 DOM
13. 2026-06-01
    days on market $262,000 Active 100 DOM
14. 2026-05-31
    days on market $262,000 Active 99 DOM
15. 2026-04-06
    price $262,000 892-char remark

    Show marketing remark (892 chars)

    Welcome to Springwood 55+ Community, a gated, well-maintained park offering secure, comfortable, and active living in the heart of Beaverton. This spacious 3-bedroom, 2-bath manufactured home presents an affordable opportunity without sacrificing space. The new roof and fresh interior paint makes this home move in ready. The functional layout offers generous living areas ideal for guests, hobbies, or a home office, along with ample storage throughout for easy, organized downsizing. Situated on a large lot within the park, you’ll enjoy added outdoor space for gardening, relaxing, or enjoying quiet mornings. Springwood features scenic walking trail, and a clubhouse with a vibrant and active community, offering regular social activities and connection. Conveniently located in close proximity to shopping, dining, medical facilities, and all the amenities Beaverton has to offer.

16. 2026-02-21
    listed $267,000 Active 892-char remark

    Show marketing remark (892 chars)

    Welcome to Springwood 55+ Community, a gated, well-maintained park offering secure, comfortable, and active living in the heart of Beaverton. This spacious 3-bedroom, 2-bath manufactured home presents an affordable opportunity without sacrificing space. The new roof and fresh interior paint makes this home move in ready. The functional layout offers generous living areas ideal for guests, hobbies, or a home office, along with ample storage throughout for easy, organized downsizing. Situated on a large lot within the park, you’ll enjoy added outdoor space for gardening, relaxing, or enjoying quiet mornings. Springwood features scenic walking trail, and a clubhouse with a vibrant and active community, offering regular social activities and connection. Conveniently located in close proximity to shopping, dining, medical facilities, and all the amenities Beaverton has to offer.

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$264/yr (+$22/mo · 11.6%)

ⓘ 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 1/10 Low
• 🌡 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: $27,812
• − Mortgage interest: −$14,676
• − Property taxes: −$2,277
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$7,622
• Taxable loss: −$2,523
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $2,502/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: Beaverton SD 48J
• NCES district ID: 4101920
• Math proficiency: 68% ▲ 14.00%
• Reading proficiency: 76% ▲ 11.00%
• Median HH income: $67,966
• Composite: 62.72/100
• National rank: #672
• State rank: #3 of 58 in OR

Livability — Beaverton

• Score: 88/100
• State rank: #10
• US rank: #251

Category grades

Amenities A+ Commute A+ Cost of living F Crime D 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: 204,753
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 46,463
• Household income: $104,790
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 2200.0

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 0.66)
• Race & ethnicity: White 52% Asian 21% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 8% Other Asian/Pacific 6% Other Indo-European 5%

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: ▼ -344.27%
• Current HPI: 304.041
• Rent YoY: ▼ -1.58%
• 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

-1.9% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $262,000 RMLS
• 2026-02-21 Listed $267,000 RMLS

Property tax history

+3.0%/yr

Latest (2025): $2,277 · +4.3% YoY. Source: county tax records.