13620 SW Beef Bend Rd #97 · King City, OR 97224

$164,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 196 Days on market

Built 2016 $123/sqft · 25% above area Est $143k · 16% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss out on this 3-bedroom, 2-bath manufactured home in Tigard! From the moment you arrive, you're welcomed by a covered front porch and a spacious carport that can accommodate up to three cars. Step inside to a bright and spacious living room featuring carpet and an open-concept layout—perfect for entertaining or relaxing.The kitchen boasts a convenient center island with a breakfast bar and plenty of cabinet storage. All three bedrooms offer generous space, wall-to-wall carpeting, and ample closet room. The primary bedroom features its own private bathroom and a walk-in closet, providing a comfortable and functional retreat. Both bathrooms are well-sized for everyday convenience. Outside, enjoy a large, fully fenced yard—ideal for pets, gardening, or play—along with a private backyard patio that’s perfect for BBQs or outdoor dining. Don't miss out on this lovely opportunity!

Key facts

• Covered front porch
• Bright living room
• Spacious carport

Tags

• COVERED FRONT PORCH
• SPACIOUS CARPORT
• BRIGHT LIVING ROOM
• OPEN-CONCEPT LAYOUT
• CENTER ISLAND
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 2.7% in King City — 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 85/100 on livability (#24 in OR, #539 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• 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; 22 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $165k implies a 283% gain — meaningful room to come down on a strong offer.

Recommended offer $145,112 (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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $142,565
• List price: $164,900
• Delta: 15.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13620 SW Beef Bnd #86	0.11mi	4/2.0 (+1)	1,296 (-4%)	8mo	$190,000	$147	77
13620 SW Beef Bend Rd #1	0.22mi	3/2.0	1,525 (+14%)	1mo	$199,000	$130	67
17151 SW Eldorado Dr #85	0.67mi	2/2.0 (-1)	1,344 (0%)	3mo	$62,000	$46	61
17103 SW Eldorado Dr	0.59mi	2/2.0 (-1)	1,335 (-1%)	12mo	$91,000	$68	57
17188 SW Eldorado Dr #111	0.59mi	2/2.0 (-1)	1,248 (-7%)	1mo	$32,500	$26	55
12450 SW Fischer Rd #277	0.74mi	2/2.0 (-1)	1,344 (0%)	7mo	$55,000	$41	55
17088 SW Eldorado Dr	0.66mi	2/2.0 (-1)	1,440 (+7%)	2mo	$23,000	$16	51
17009 SW Eldorado Dr #5	0.51mi	2/2.0 (-1)	1,152 (-14%)	1mo	$60,000	$52	46
17254 SW Eldorado Dr	0.62mi	3/2.0	1,488 (+11%)	11mo	$88,000	$59	44
17041 SW Eldorado Dr	0.57mi	2/2.0 (-1)	1,152 (-14%)	3mo	$81,500	$71	42
17229 SW Eldorado Dr	0.51mi	2/2.0 (-1)	1,153 (-14%)	10mo	$74,000	$64	39
17084 SW Eldorado Dr	0.60mi	2/2.0 (-1)	1,152 (-14%)	7mo	$42,000	$36	38

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $11,784
• Equity at exit: $24,587

10-year hold

• IRR: 13.5%
• Equity multiple: 1.94×
• Total profit: $43,363
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$865
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $705

Break-even live

Break-even rent $1,271

Max offer price $164,900

Occupancy floor 62%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	3d	11	0.26mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	10d	1	0.27mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	43d	1	0.28mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	14d	1	0.31mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	43d	1	0.32mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	4d	12	0.39mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	1d	1	0.45mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	1d	9	0.82mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	1d	13	0.88mi
15205 SW 119th Ave Portland, OR	2.0	2.0	1650	$2,150	$1.30	20d	1	1.02mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	11d	7	1.10mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	1d	19	1.11mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	7d	4	1.15mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	23d	1	1.15mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	23d	1	1.21mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	23d	1	1.26mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	23d	2	1.27mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	3d	1	1.31mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	3d	5	1.37mi
11430 SW Bull Mountain Rd Tigard, OR	2.0	2.0	986	$1,970	$2.00	3d	6	1.41mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	7d	9	1.43mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$2,205	$2.49	1d	12	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $164,900 Active 196 DOM
2. 2026-06-17
   days on market $164,900 Active 195 DOM
3. 2026-06-16
   days on market $164,900 Active 194 DOM
4. 2026-06-15
   days on market $164,900 Active 193 DOM
5. 2026-06-13
   days on market $164,900 Active 191 DOM
6. 2026-06-09
   days on market $164,900 Active 187 DOM
7. 2026-06-08
   days on market $164,900 Active 186 DOM
8. 2026-06-07
   days on market $164,900 Active 185 DOM
9. 2026-06-05
   days on market $164,900 Active 182 DOM
10. 2026-06-03
    pricedays on market $164,900 Active 181 DOM
11. 2026-06-02
    days on market $169,900 Active 180 DOM
12. 2026-06-01
    days on market $169,900 Active 179 DOM
13. 2026-05-31
    days on market $169,900 Active 178 DOM
14. 2026-02-14
    price $169,900 925-char remark

    Show marketing remark (925 chars)

    Don’t miss out on this 3-bedroom, 2-bath manufactured home in Tigard! From the moment you arrive, you're welcomed by a covered front porch and a spacious carport that can accommodate up to three cars. Step inside to a bright and spacious living room featuring carpet and an open-concept layout—perfect for entertaining or relaxing.The kitchen boasts a convenient center island with a breakfast bar and plenty of cabinet storage. All three bedrooms offer generous space, wall-to-wall carpeting, and ample closet room. The primary bedroom features its own private bathroom and a walk-in closet, providing a comfortable and functional retreat. Both bathrooms are well-sized for everyday convenience. Outside, enjoy a large, fully fenced yard—ideal for pets, gardening, or play—along with a private backyard patio that’s perfect for BBQs or outdoor dining. Don't miss out on this lovely opportunity!

15. 2025-12-04
    listed $175,000 Active 925-char remark

    Show marketing remark (925 chars)

    Don’t miss out on this 3-bedroom, 2-bath manufactured home in Tigard! From the moment you arrive, you're welcomed by a covered front porch and a spacious carport that can accommodate up to three cars. Step inside to a bright and spacious living room featuring carpet and an open-concept layout—perfect for entertaining or relaxing.The kitchen boasts a convenient center island with a breakfast bar and plenty of cabinet storage. All three bedrooms offer generous space, wall-to-wall carpeting, and ample closet room. The primary bedroom features its own private bathroom and a walk-in closet, providing a comfortable and functional retreat. Both bathrooms are well-sized for everyday convenience. Outside, enjoy a large, fully fenced yard—ideal for pets, gardening, or play—along with a private backyard patio that’s perfect for BBQs or outdoor dining. Don't miss out on this lovely opportunity!

16. 1998-05-25
    soldstatus $43,000 101-char remark

    Show marketing remark (101 chars)

    ONLY $859/MO TOTAL W/10% DOWN! INCL SPACE RENT, LOAN, TAXES, INS, WATER, SEWER. 25 YR 3/1 ARM @ 9.9%.

17. 1998-03-22
    listed $45,850 101-char remark

    Show marketing remark (101 chars)

    ONLY $859/MO TOTAL W/10% DOWN! INCL SPACE RENT, LOAN, TAXES, INS, WATER, SEWER. 25 YR 3/1 ARM @ 9.9%.

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$748/yr (+$62/mo · 87.8%)

ⓘ 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 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 9/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,965
• − Mortgage interest: −$9,237
• − Property taxes: −$852
• − Insurance: −$824
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$4,797
• Taxable income: $6,100
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $6,995/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 — King City

• Score: 85/100
• State rank: #24
• US rank: #539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King City, OR
• County: Washington County · 583,254 people
• 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

+270.6% since first listed

4 events — show timeline

• 2026-02-14 Price Changed $169,900 RMLS
• 2025-12-04 Listed $175,000 RMLS
• 1998-05-25 Sold (MLS) $43,000 RMLS
• 1998-03-22 Listed $45,850 RMLS

Property tax history

+4.1%/yr

Latest (2025): $852 · +10.2% YoY. Source: county tax records.