13620 SW Beef Bend Rd #51 · King City, OR 97224

$162,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 132 Days on market

Built 1990 $91/sqft · 61% above area

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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
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this rare 4 bedroom, 2 bathroom, 1,782sqft home on a corner lot. Located at Mountain View Mobile Estates, an all ages mobile home community. Walk into a fresh remodel that includes a brand-new roof, fully remodeled kitchen, new bathrooms, new flooring, and more. The bright, open layout offers great flow for everyday living. Enjoy hosting in your massive living room open to the kitchen with a large center island, ample space for dining room table. Enjoy 4 generously sized bedrooms with closets and a larger than normal primary bedroom with full bath. The corner lot provides added space and privacy. Outside you have a nice yard space with storage shed. A must see property with hard-to-find space and a fully move in ready atmosphere. Space rent is $1,425 am month.

Key facts

• Massive living room
• New flooring
• Fresh remodel

Tags

• CORNER LOT
• FRESH REMODEL
• FULLY REMODELED KITCHEN
• NEW BATHROOMS
• NEW FLOORING
• MASSIVE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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); 422 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 35% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $162k implies a 325% gain — meaningful room to come down on a strong offer.

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 1.76% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.84%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (median comp): $100,844
• List price: $162,000
• Delta: 60.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13620 SW Beef Bend Rd #146	0.08mi	3/2.0	1,728 (-3%)	0mo	$115,000	$67	91
13620 SW Beef Bend Rd #66	0.15mi	3/2.0	1,684 (-6%)	1mo	$120,000	$71	83
13620 SW Beef Bend Rd #130	0.18mi	3/2.0	1,810 (+2%)	12mo	$116,000	$64	79
13620 SW Beef Bend Rd #149	0.07mi	4/2.0 (+1)	1,596 (-10%)	9mo	$146,020	$91	67
13620 SW Beef Bend Rd #27	0.03mi	4/2.0 (+1)	1,915 (+8%)	19mo	$100,000	$52	65
13620 SW Beef Bend Rd #1	0.24mi	3/2.0	1,525 (-14%)	1mo	$199,000	$130	64
13620 SW Beef Bend Rd #85	0.16mi	3/2.0	1,600 (-10%)	20mo	$170,000	$106	59
17123 SW Eldorado Dr	0.65mi	3/2.0	1,568 (-12%)	2mo	$129,985	$83	48
17106 SW Eldorado Dr	0.67mi	3/2.0	1,568 (-12%)	22mo	$162,985	$104	30

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: 24.7%
• Equity multiple: 1.98×
• Total profit: $44,416
• Equity at exit: $24,155

10-year hold

• IRR: 30.6%
• Equity multiple: 3.38×
• Total profit: $108,035
• Equity at exit: $14,007

Cash invested: $45,360 (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 97224

• Rents YoY: -0.4%
• Active inventory: 422
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,857 high
• Mortgage (P&I): −$850
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $1,241

Break-even live

Break-even rent $1,286

Max offer price $162,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,333	-5% $1,287	+0% $1,241	+5% $1,195	+10% $1,150
Rent	-10% $1,016	-5% $1,128	+0% $1,241	+5% $1,354	+10% $1,467
Rate	-1.0pp $1,323	-0.5pp $1,283	base $1,241	+0.5pp $1,199	+1.0pp $1,157

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	12d	1	0.19mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	0d	1	0.39mi
13660 SW Wrightwood Ct Portland, OR	4.0	3.5	2335	$3,499	$1.50	5d	1	0.47mi
14660 SW Mulberry Dr Portland, OR	4.0	2.5	2600	$3,295	$1.27	23d	1	0.62mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	3d	13	0.80mi
15050 SW 141st Ave Portland, OR	3.0	2.0	2051	$3,495	$1.70	19d	1	0.80mi
15205 SW 119th Ave Portland, OR	2.0	2.0	1650	$2,150	$1.30	21d	1	1.03mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	0d	18	1.03mi
12099 SW Aspen Ridge Dr Portland, OR	4.0	3.0	2341	$10,000	$4.27	19d	1	1.07mi
12712 SW Rocky Mountain Ct Portland, OR	4.0	2.5	2450	$2,995	$1.22	45d	1	1.10mi
11050 SW Lucas Dr Tualatin, OR	4.0	2.5	2280	$2,990	$1.31	0d	1	1.36mi

Listing history 18 events

1. 2026-06-17
   status $162,000 Pending 132 DOM
2. 2026-06-17
   days on market $162,000 Active 132 DOM
3. 2026-06-16
   days on market $162,000 Active 131 DOM
4. 2026-06-15
   days on market $162,000 Active 130 DOM
5. 2026-06-13
   days on market $162,000 Active 128 DOM
6. 2026-06-09
   days on market $162,000 Active 124 DOM
7. 2026-06-08
   days on market $162,000 Active 123 DOM
8. 2026-06-07
   days on market $162,000 Active 122 DOM
9. 2026-06-05
   days on market $162,000 Active 119 DOM
10. 2026-06-03
    days on market $162,000 Active 118 DOM
11. 2026-06-02
    days on market $162,000 Active 117 DOM
12. 2026-06-01
    days on market $162,000 Active 116 DOM
13. 2026-05-31
    days on market $162,000 Active 115 DOM
14. 2026-05-19
    price $162,000 781-char remark

    Show marketing remark (781 chars)

    Welcome to this rare 4 bedroom, 2 bathroom, 1,782sqft home on a corner lot. Located at Mountain View Mobile Estates, an all ages mobile home community. Walk into a fresh remodel that includes a brand-new roof, fully remodeled kitchen, new bathrooms, new flooring, and more. The bright, open layout offers great flow for everyday living. Enjoy hosting in your massive living room open to the kitchen with a large center island, ample space for dining room table. Enjoy 4 generously sized bedrooms with closets and a larger than normal primary bedroom with full bath. The corner lot provides added space and privacy. Outside you have a nice yard space with storage shed. A must see property with hard-to-find space and a fully move in ready atmosphere. Space rent is $1,425 am month.

15. 2026-04-13
    price $169,000 781-char remark

    Show marketing remark (781 chars)

    Welcome to this rare 4 bedroom, 2 bathroom, 1,782sqft home on a corner lot. Located at Mountain View Mobile Estates, an all ages mobile home community. Walk into a fresh remodel that includes a brand-new roof, fully remodeled kitchen, new bathrooms, new flooring, and more. The bright, open layout offers great flow for everyday living. Enjoy hosting in your massive living room open to the kitchen with a large center island, ample space for dining room table. Enjoy 4 generously sized bedrooms with closets and a larger than normal primary bedroom with full bath. The corner lot provides added space and privacy. Outside you have a nice yard space with storage shed. A must see property with hard-to-find space and a fully move in ready atmosphere. Space rent is $1,425 am month.

16. 2026-03-23
    price $175,000 781-char remark

    Show marketing remark (781 chars)

    Welcome to this rare 4 bedroom, 2 bathroom, 1,782sqft home on a corner lot. Located at Mountain View Mobile Estates, an all ages mobile home community. Walk into a fresh remodel that includes a brand-new roof, fully remodeled kitchen, new bathrooms, new flooring, and more. The bright, open layout offers great flow for everyday living. Enjoy hosting in your massive living room open to the kitchen with a large center island, ample space for dining room table. Enjoy 4 generously sized bedrooms with closets and a larger than normal primary bedroom with full bath. The corner lot provides added space and privacy. Outside you have a nice yard space with storage shed. A must see property with hard-to-find space and a fully move in ready atmosphere. Space rent is $1,425 am month.

17. 2026-01-24
    listed $180,000 Active 781-char remark

    Show marketing remark (781 chars)

    Welcome to this rare 4 bedroom, 2 bathroom, 1,782sqft home on a corner lot. Located at Mountain View Mobile Estates, an all ages mobile home community. Walk into a fresh remodel that includes a brand-new roof, fully remodeled kitchen, new bathrooms, new flooring, and more. The bright, open layout offers great flow for everyday living. Enjoy hosting in your massive living room open to the kitchen with a large center island, ample space for dining room table. Enjoy 4 generously sized bedrooms with closets and a larger than normal primary bedroom with full bath. The corner lot provides added space and privacy. Outside you have a nice yard space with storage shed. A must see property with hard-to-find space and a fully move in ready atmosphere. Space rent is $1,425 am month.

18. 1989-02-05
    soldstatus $38,110

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: +$383/yr (+$32/mo · 32.3%)

ⓘ 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: $34,290
• − Mortgage interest: −$9,075
• − Property taxes: −$1,188
• − Insurance: −$810
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − Depreciation: −$4,713
• Taxable income: $13,018
• Est. tax owed @ 24.0%: −$3,124
• After-tax cash flow: $11,772/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

+325.1% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $162,000 RMLS
• 2026-04-13 Price Changed $169,000 RMLS
• 2026-03-23 Price Changed $175,000 RMLS
• 2026-01-24 Listed $180,000 RMLS
• 1989-02-05 Sold (Public Records) $38,110 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,188 · +10.2% YoY. Source: county tax records.