6900 SW 195th Ave #260 · Aloha, OR 97007

$104,995

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 145 Days on market

Built 1972 $87/sqft · 6% above area Est $98k · 7% over

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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
• Schools +6.3/10.0
• ARV discount +4.2/15.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the welcoming, all-ages Pine Ridge Park community, this nicely updated 3-bedroom, 2-bathroom double-wide manufactured home is ready to become your haven. From the moment you arrive, you’ll notice the thoughtful updates and inviting features that make this home truly special. Step onto the covered veranda, where you can imagine yourself enjoying quiet mornings or connecting with neighbors. This entry leads you into the spacious living room, bathed in natural light. Alternatively, the covered carport entrance brings you directly into the kitchen and dining area, making unloading groceries an effortless task. Inside,find brand-new waterproof laminate flooring that stretches throughout the home, offering both durability and style. Updated vinyl windows bring in light while enhancing energy efficiency. Modern lighting fixtures brighten every corner, while electrical outlets and switches have been updated for safety and convenience. The electrical panel is also updated. From the kitchen area there are some new features: new built-in dishwasher, a sleek electric cooktop, a new range hood, and updated sink and faucet—all blending functionality with style. The plumbing throughout the home is completely new, ensuring worry-free living for years to come. Both bathrooms have been tastefully updated with new toilets, vanities, and faucets. A brand-new energy-efficient water heater ensures you’ll always have hot water when you need it. Meanwhile, a mini-split system provides efficient heating and cooling. Outside, the home shines with fresh exterior paint, complemented by a newly roofed storage shed featuring a durable 30-year roof. Beneath the home, a new vapor barrier and insulated plumbing lines provide added peace of mind. All appliances and staging is included. As a resident of Pine Ridge Park, you’ll also enjoy fantastic amenities, including a clubhouse for gatherings and a basketball court for recreation. Buy this today!

Key facts

• Covered veranda
• Electric cooktop
• New range hood

Tags

• COVERED VERANDA
• UPDATED VINYL WINDOWS
• MODERN LIGHTING FIXTURES
• NEW BUILT-IN DISHWASHER
• ELECTRIC COOKTOP
• NEW RANGE HOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 2.9% in Aloha — 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 (#33 in OR, #785 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• 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.
• Market conditions: Rents soft (-1.8%/yr); 468 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $92,395 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.79% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $97,726
• List price: $104,995
• Delta: 7.44%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6900 SW 195th Ave	0.05mi	2/2.0	1,248 (+4%)	9mo	$65,000	$52	84
6900 SW 195th Ave #205	0.08mi	2/2.0	1,152 (-4%)	21mo	$82,000	$71	72
6900 SW 195th Ave #115	0.14mi	3/2.0 (+1)	1,344 (+12%)	15mo	$130,000	$97	56

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: 25.0%
• Equity multiple: 1.99×
• Total profit: $29,125
• Equity at exit: $15,655

10-year hold

• IRR: 30.9%
• Equity multiple: 3.40×
• Total profit: $70,564
• Equity at exit: $9,078

Cash invested: $29,399 (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 97007

• Rents YoY: -1.8%
• Active inventory: 468
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$551
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $811

Break-even live

Break-even rent $854

Max offer price $104,995

Occupancy floor 52%

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: $26,249
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19000 SW Strickland Dr Beaverton, OR	3.0	2.5	1428	$2,800	$1.96	23d	1	0.21mi
18663 SW Mcclarey Dr Unit 25 Beaverton, OR	2.0	2.0	967	$1,545	$1.60	43d	1	0.42mi
18850 SW Farmington Rd Beaverton, OR	1.0–3.0	1.0–1.5	800	$1,785	$2.23	1d	3	0.44mi
6275 SW 188th Ct Unit 312-05 Beaverton, OR	2.0	1.0	845	$1,315	$1.56	43d	1	0.44mi
6275 SW 188th Ct Unit 312-06 Beaverton, OR	2.0	1.0	845	$1,315	$1.56	3d	1	0.44mi
6275 SW 188th Ct Unit 312-14 Beaverton, OR	2.0	1.0	850	$1,249	$1.47	14d	1	0.44mi
18619 SW Mcclarey Dr Beaverton, OR	2.0	2.0	967	$1,645	$1.70	20d	1	0.45mi
18700 SW Farmington Rd Beaverton, OR	2.0	1.0	884	$1,575	$1.78	43d	1	0.46mi
6300 SW 188th Ct Beaverton, OR	1.0–3.0	1.0	863	$1,770	$2.05	2d	10	0.51mi
7366 SW 204th Ave Aloha, OR	2.0–3.0	2.0	1081	$1,530	$1.42	1d	5	0.59mi
6252 SW 182nd Ter Beaverton, OR	2.0	2.5	1307	$2,190	$1.68	43d	1	0.72mi
6220 SW 182nd Ter Beaverton, OR	2.0	2.5	1276	$2,150	$1.68	12d	1	0.73mi
18150 SW Rosa Rd Beaverton, OR	1.0–2.0	1.0	835	$1,750	$2.10	4d	6	0.81mi
6443 SW 208th Ter Beaverton, OR	3.0	2.5	1456	$2,450	$1.68	7d	1	0.84mi
20452 SW Rosa Dr Beaverton, OR	3.0	1.5	1278	$2,150	$1.68	43d	1	0.91mi
5500 SW 180th Ave Beaverton, OR	1.0–3.0	1.0–2.0	905	$1,615	$1.78	2d	4	1.05mi
5160 SW 180th Ave #2 Beaverton, OR	2.0	1.0	862	$1,450	$1.68	43d	1	1.16mi
17851 SW Kinnaman Rd Beaverton, OR	2.0	1.0–2.0	896	$1,560	$1.74	23d	6	1.27mi
4600 SW 182nd Ave Beaverton, OR	3.0	1.0	988	$2,400	$2.43	21d	1	1.38mi
4505 SW Masters Loop Aloha, OR	1.0–3.0	1.0–2.0	847	$1,675	$1.98	1d	7	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $104,995 Active 145 DOM
2. 2026-06-17
   days on market $104,995 Active 144 DOM
3. 2026-06-16
   days on market $104,995 Active 143 DOM
4. 2026-06-15
   days on market $104,995 Active 142 DOM
5. 2026-06-13
   pricedays on market $104,995 Active 140 DOM
6. 2026-06-09
   days on market $109,995 Active 136 DOM
7. 2026-06-08
   days on market $109,995 Active 135 DOM
8. 2026-06-07
   days on market $109,995 Active 134 DOM
9. 2026-06-05
   days on market $109,995 Active 131 DOM
10. 2026-06-03
    days on market $109,995 Active 130 DOM
11. 2026-06-02
    days on market $109,995 Active 129 DOM
12. 2026-06-01
    days on market $109,995 Active 128 DOM
13. 2026-05-31
    days on market $109,995 Active 127 DOM
14. 2026-05-13
    price $109,995 1983-char remark

    Show marketing remark (1983 chars)

    Nestled in the welcoming, all-ages Pine Ridge Park community, this nicely updated 3-bedroom, 2-bathroom double-wide manufactured home is ready to become your haven. From the moment you arrive, you’ll notice the thoughtful updates and inviting features that make this home truly special. Step onto the covered veranda, where you can imagine yourself enjoying quiet mornings or connecting with neighbors. This entry leads you into the spacious living room, bathed in natural light. Alternatively, the covered carport entrance brings you directly into the kitchen and dining area, making unloading groceries an effortless task. Inside,find brand-new waterproof laminate flooring that stretches throughout the home, offering both durability and style. Updated vinyl windows bring in light while enhancing energy efficiency. Modern lighting fixtures brighten every corner, while electrical outlets and switches have been updated for safety and convenience. The electrical panel is also updated. From the kitchen area there are some new features: new built-in dishwasher, a sleek electric cooktop, a new range hood, and updated sink and faucet—all blending functionality with style. The plumbing throughout the home is completely new, ensuring worry-free living for years to come. Both bathrooms have been tastefully updated with new toilets, vanities, and faucets. A brand-new energy-efficient water heater ensures you’ll always have hot water when you need it. Meanwhile, a mini-split system provides efficient heating and cooling. Outside, the home shines with fresh exterior paint, complemented by a newly roofed storage shed featuring a durable 30-year roof. Beneath the home, a new vapor barrier and insulated plumbing lines provide added peace of mind. All appliances and staging is included. As a resident of Pine Ridge Park, you’ll also enjoy fantastic amenities, including a clubhouse for gatherings and a basketball court for recreation. Buy this today!

15. 2026-04-17
    price $119,995 1983-char remark

    Show marketing remark (1983 chars)

    Nestled in the welcoming, all-ages Pine Ridge Park community, this nicely updated 3-bedroom, 2-bathroom double-wide manufactured home is ready to become your haven. From the moment you arrive, you’ll notice the thoughtful updates and inviting features that make this home truly special. Step onto the covered veranda, where you can imagine yourself enjoying quiet mornings or connecting with neighbors. This entry leads you into the spacious living room, bathed in natural light. Alternatively, the covered carport entrance brings you directly into the kitchen and dining area, making unloading groceries an effortless task. Inside,find brand-new waterproof laminate flooring that stretches throughout the home, offering both durability and style. Updated vinyl windows bring in light while enhancing energy efficiency. Modern lighting fixtures brighten every corner, while electrical outlets and switches have been updated for safety and convenience. The electrical panel is also updated. From the kitchen area there are some new features: new built-in dishwasher, a sleek electric cooktop, a new range hood, and updated sink and faucet—all blending functionality with style. The plumbing throughout the home is completely new, ensuring worry-free living for years to come. Both bathrooms have been tastefully updated with new toilets, vanities, and faucets. A brand-new energy-efficient water heater ensures you’ll always have hot water when you need it. Meanwhile, a mini-split system provides efficient heating and cooling. Outside, the home shines with fresh exterior paint, complemented by a newly roofed storage shed featuring a durable 30-year roof. Beneath the home, a new vapor barrier and insulated plumbing lines provide added peace of mind. All appliances and staging is included. As a resident of Pine Ridge Park, you’ll also enjoy fantastic amenities, including a clubhouse for gatherings and a basketball court for recreation. Buy this today!

16. 2026-03-18
    status Active 1983-char remark

    Show marketing remark (1983 chars)

    Nestled in the welcoming, all-ages Pine Ridge Park community, this nicely updated 3-bedroom, 2-bathroom double-wide manufactured home is ready to become your haven. From the moment you arrive, you’ll notice the thoughtful updates and inviting features that make this home truly special. Step onto the covered veranda, where you can imagine yourself enjoying quiet mornings or connecting with neighbors. This entry leads you into the spacious living room, bathed in natural light. Alternatively, the covered carport entrance brings you directly into the kitchen and dining area, making unloading groceries an effortless task. Inside,find brand-new waterproof laminate flooring that stretches throughout the home, offering both durability and style. Updated vinyl windows bring in light while enhancing energy efficiency. Modern lighting fixtures brighten every corner, while electrical outlets and switches have been updated for safety and convenience. The electrical panel is also updated. From the kitchen area there are some new features: new built-in dishwasher, a sleek electric cooktop, a new range hood, and updated sink and faucet—all blending functionality with style. The plumbing throughout the home is completely new, ensuring worry-free living for years to come. Both bathrooms have been tastefully updated with new toilets, vanities, and faucets. A brand-new energy-efficient water heater ensures you’ll always have hot water when you need it. Meanwhile, a mini-split system provides efficient heating and cooling. Outside, the home shines with fresh exterior paint, complemented by a newly roofed storage shed featuring a durable 30-year roof. Beneath the home, a new vapor barrier and insulated plumbing lines provide added peace of mind. All appliances and staging is included. As a resident of Pine Ridge Park, you’ll also enjoy fantastic amenities, including a clubhouse for gatherings and a basketball court for recreation. Buy this today!

17. 2025-10-30
    listed $108,975 Active 1983-char remark

    Show marketing remark (1983 chars)

    Nestled in the welcoming, all-ages Pine Ridge Park community, this nicely updated 3-bedroom, 2-bathroom double-wide manufactured home is ready to become your haven. From the moment you arrive, you’ll notice the thoughtful updates and inviting features that make this home truly special. Step onto the covered veranda, where you can imagine yourself enjoying quiet mornings or connecting with neighbors. This entry leads you into the spacious living room, bathed in natural light. Alternatively, the covered carport entrance brings you directly into the kitchen and dining area, making unloading groceries an effortless task. Inside,find brand-new waterproof laminate flooring that stretches throughout the home, offering both durability and style. Updated vinyl windows bring in light while enhancing energy efficiency. Modern lighting fixtures brighten every corner, while electrical outlets and switches have been updated for safety and convenience. The electrical panel is also updated. From the kitchen area there are some new features: new built-in dishwasher, a sleek electric cooktop, a new range hood, and updated sink and faucet—all blending functionality with style. The plumbing throughout the home is completely new, ensuring worry-free living for years to come. Both bathrooms have been tastefully updated with new toilets, vanities, and faucets. A brand-new energy-efficient water heater ensures you’ll always have hot water when you need it. Meanwhile, a mini-split system provides efficient heating and cooling. Outside, the home shines with fresh exterior paint, complemented by a newly roofed storage shed featuring a durable 30-year roof. Beneath the home, a new vapor barrier and insulated plumbing lines provide added peace of mind. All appliances and staging is included. As a resident of Pine Ridge Park, you’ll also enjoy fantastic amenities, including a clubhouse for gatherings and a basketball court for recreation. Buy this today!

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$58/yr (+$5/mo · 6.0%)

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

Taxation est. · year 1

• Rental income: $22,563
• − Mortgage interest: −$5,881
• − Property taxes: −$961
• − Insurance: −$525
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$3,054
• Taxable income: $8,531
• Est. tax owed @ 24.0%: −$2,048
• After-tax cash flow: $7,684/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 — Aloha

• Score: 84/100
• State rank: #33
• US rank: #785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 53,604
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 47,895
• Household income: $123,533
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1053.0

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 0.58)
• Race & ethnicity: White 62% Asian 14% Two or more races 13% Hispanic / Latino 12% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Portuguese 4% Slovak 2%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 8% Other Indo-European 4% 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: ▼ -305.36%
• Current HPI: 285.2719
• Rent YoY: ▼ -1.78%
• 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

+0.9% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $109,995 RMLS
• 2026-04-17 Price Changed $119,995 RMLS
• 2026-03-18 Relisted — RMLS
• 2025-10-30 Listed $108,975 RMLS

Property tax history

+7.7%/yr

Latest (2025): $961 · +186.8% YoY. Source: county tax records.