15066 NW Central Dr #1403 · Bethany, OR 97229

$185,000

1 bd · 1.0 ba · 467 sqft · Condo public records · 45 Days on market

Built 2000 $396/sqft · 11% below area Est $207k · 11% under $268/mo HOA · 18% of rent

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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).

• ARV discount +12.3/15.0
• Cash flow +7.2/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful condo is located in Bethany Village, a walkable community in NW Portland. Just a short distance from your door you will find restaurants, shops, cafes, a grocery store, and many other amenities. Plenty of updates done recently to the unit. SS appliances, new cabinets, granite countertops, gas fireplace, etc. You are also just minutes to downtown Portland via 26.

Key facts

• $268 HOA
• Community pool
• Built 2000

Property features AI

Finance

• Other: Condominium unit level: 2 of 2 total levels; No assigned storage available or deeded; Move-in/out and one-time capital improvement fees: none listed
• Financial info: No land lease
• HOA & community: HOA fee: $268 monthly; Association amenities include landscaping and exterior maintenance, gated access, gym, pool, spa/hot tub, party room, management, grounds maintenance, trash service, and water; Rent policy: minimum 30-day rentals allowed; Smoking policy: smoking allowed (per association); Pets allowed (association policy allows pets)

Exterior

• Parking: Carport; Assigned parking space (numbered, assigned; undeeded garage type); Plenty of visitor parking available
• Security: Gated community
• Utilities: Public water; Public sewer; Power/fuel: Gas; No green certification listed
• Home design: Residential condominium, not attached to another unit; Two-story building; unit located on upper floor (unit level 2); One-level floor plan within the unit; Built in 2000; No significant view reported
• Construction: Composition roof; Cement siding; Year built 2000
• Exterior features: Cement siding; Gated community; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Granite countertops; Stainless steel appliances; Eat bar and nook
• Bedrooms: Primary bedroom on main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Cooling: Wall unit(s); Heating: Other (no central heating listed); Fuel: Gas
• Interior features: Ceiling fans; Vaulted ceilings; Washer and dryer included in unit; Vinyl window frames; Luxury vinyl plank flooring; Gas fireplace (1) in great room
• Laundry & utility: Washer and dryer included in unit; Electric hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (18.2% below list).
• Recommended offer: $140k (24.2% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 2.2% in Bethany — 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 84/100 on livability (#26 in OR, #645 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: 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: Jacob Wismer Elementary School (math 82% / reading 77%, grade A, #10 of 412 statewide, top 3%, 591 students, 10% FRL); Stoller Middle School (math 87% / reading 84%, grade A+, #1 of 128 statewide, top 0%, 924 students, 12% FRL); Sunset High School (math 64% / reading 84%, grade B+, #10 of 143 statewide, top 7%, 1,962 students, 15% FRL) — zoned schools average 12% FRL vs 31% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.4%/yr); 637 active listings in the ZIP; high-income renter base; 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).
• This rent is only 11% of the median local income ($162k/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 $1k of loan paydown is wiped out by about $6k 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 45 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $134k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $140,252 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.87%
• DSCR: 0.74
• GRM: 10.2

CMA / ARV

• ARV (median comp): $207,271
• List price: $185,000
• Delta: -10.74%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.03×
• Total profit: $-50,420
• Equity at exit: $27,584

10-year hold

• IRR: -55.6%
• Equity multiple: -0.57×
• Total profit: $-81,306
• Equity at exit: $15,995

Cash invested: $51,800 (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 97229

• Rents YoY: -1.4%
• Active inventory: 637
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$77
• HOA: −$268
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-253

Break-even live

Break-even rent $1,835

Max offer price $140,252

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-201	+0% $-253	+5% $-306	+10% $-358
Rent	-10% $-373	-5% $-313	+0% $-253	+5% $-194	+10% $-134
Rate	-1.0pp $-160	-0.5pp $-206	base $-253	+0.5pp $-301	+1.0pp $-350

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 45 DOM
2. 2026-06-18
   days on market $185,000 Active 42 DOM
3. 2026-06-17
   days on market $185,000 Active 41 DOM
4. 2026-06-16
   days on market $185,000 Active 40 DOM
5. 2026-06-15
   status $185,000 Active 39 DOM
6. 2026-06-09
   status $185,000 Pending 39 DOM
7. 2026-06-08
   days on market $185,000 Active 39 DOM
8. 2026-06-07
   days on market $185,000 Active 38 DOM
9. 2026-06-05
   days on market $185,000 Active 35 DOM
10. 2026-06-03
    days on market $185,000 Active 34 DOM
11. 2026-06-02
    days on market $185,000 Active 33 DOM
12. 2026-06-01
    days on market $185,000 Active 32 DOM
13. 2026-05-31
    days on market $185,000 Active 31 DOM
14. 2026-04-30
    listed $185,000 Active 772-char remark
15. 2017-05-31
    soldstatus $134,000

    Show marketing remark (379 chars)

    This beautiful condo is located in Bethany Village, a walkable community in NW Portland. Just a short distance from your door you will find restaurants, shops, cafes, a grocery store, and many other amenities. Plenty of updates done recently to the unit. SS appliances, new cabinets, granite countertops, gas fireplace, etc. You are also just minutes to downtown Portland via 26.

16. 2017-05-31
    soldstatus $134,000 Sold 379-char remark

    Show marketing remark (379 chars)

    This beautiful condo is located in Bethany Village, a walkable community in NW Portland. Just a short distance from your door you will find restaurants, shops, cafes, a grocery store, and many other amenities. Plenty of updates done recently to the unit. SS appliances, new cabinets, granite countertops, gas fireplace, etc. You are also just minutes to downtown Portland via 26.

17. 2017-04-26
    status Pending 379-char remark

    Show marketing remark (379 chars)

    This beautiful condo is located in Bethany Village, a walkable community in NW Portland. Just a short distance from your door you will find restaurants, shops, cafes, a grocery store, and many other amenities. Plenty of updates done recently to the unit. SS appliances, new cabinets, granite countertops, gas fireplace, etc. You are also just minutes to downtown Portland via 26.

18. 2017-03-11
    status Pending 379-char remark

    Show marketing remark (379 chars)

    This beautiful condo is located in Bethany Village, a walkable community in NW Portland. Just a short distance from your door you will find restaurants, shops, cafes, a grocery store, and many other amenities. Plenty of updates done recently to the unit. SS appliances, new cabinets, granite countertops, gas fireplace, etc. You are also just minutes to downtown Portland via 26.

19. 2017-03-02
    listed $139,900 Active 379-char remark

    Show marketing remark (379 chars)

    This beautiful condo is located in Bethany Village, a walkable community in NW Portland. Just a short distance from your door you will find restaurants, shops, cafes, a grocery store, and many other amenities. Plenty of updates done recently to the unit. SS appliances, new cabinets, granite countertops, gas fireplace, etc. You are also just minutes to downtown Portland via 26.

20. 2017-03-02
    status Active 379-char remark

    Show marketing remark (379 chars)

    This beautiful condo is located in Bethany Village, a walkable community in NW Portland. Just a short distance from your door you will find restaurants, shops, cafes, a grocery store, and many other amenities. Plenty of updates done recently to the unit. SS appliances, new cabinets, granite countertops, gas fireplace, etc. You are also just minutes to downtown Portland via 26.

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$186/yr (+$16/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,167
• − Mortgage interest: −$10,363
• − Property taxes: −$1,608
• − Insurance: −$925
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − HOA: −$3,216
• − Depreciation: −$5,382
• Taxable loss: −$6,234
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-1,544/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 — Bethany

• Score: 84/100
• State rank: #26
• US rank: #645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethany, OR
• County: Washington County · 583,254 people
• City population: 75,626
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 76,106
• Household income: $161,570
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1769.0

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 0.59)
• Race & ethnicity: White 58% Asian 26% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Portuguese 3% Romanian 2%
• Foreign-born: 26% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 7% Other Asian/Pacific 7% Chinese 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: ▼ -481.07%
• Current HPI: 280.6755
• Rent YoY: ▼ -1.43%
• 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

+32.2% since first listed

9 events — show timeline

• 2026-06-15 Relisted — RMLS
• 2026-06-09 Pending — RMLS
• 2026-04-30 Listed $185,000 RMLS
• 2017-05-31 Sold (Public Records) $134,000 Public Records
• 2017-05-31 Sold (MLS) $134,000 RMLS
• 2017-04-26 Pending — RMLS
• 2017-03-11 Pending — RMLS
• 2017-03-02 Listed $139,900 RMLS
• 2017-03-02 Relisted — RMLS

Property tax history

+3.5%/yr

Latest (2025): $1,608 · +4.5% YoY. Source: county tax records.