1901 SE Minter Bridge Rd · Hillsboro, OR 97123

$99,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 21 Days on market

Built 1998 Fair condition $80/sqft · 25% above area Est $80k · 25% over ↓ 33% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient 55+ living in Terra Buena Terrace park, just minutes from all that Hillsboro has to offer. This double wide manufactured home features 2 full baths and 2 bedrooms. The primary suite has an extra large bathtub and walk in shower, the 2nd bathroom has special access walk-in bathtub. Park has billiards, ping pong, and a clubhouse with a full kitchen. Park application information available upon request.

Key facts

• Natural light
• Excellent proximity
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• NATURAL LIGHT
• EXCELLENT PROXIMITY

Property features AI

Finance

• Other: Main living area reported as 1,248 (title); Lot size range listed as 0–2,999 sq ft
• HOA & community: Located in Terra Buena Terrace (park name); Not a senior community; Lot rent charged monthly

Exterior

• Parking: Covered carport
• Utilities: Public water; Public sewer; Electricity and gas available; Cable internet
• Home design: Manufactured home in a park; Residential property, resale; Single-story (one level); Main level living; No notable view
• Construction: Built in 1998; Block and pillar/post/pier foundation
• Exterior features: Shingle roof; Wood siding; Tool shed; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Wall unit cooling
• Interior features: Vaulted ceilings; Accessible entrance with minimal steps; Single-level living; Double-pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 3.0% in Hillsboro — 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 87/100 on livability (#13 in OR, #282 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D+, cost of living F.
• Hillsboro SD 1J (urban): math 35% / reading 46% proficiency, ranked #13 of 58 in OR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Minter Bridge Elementary School (math 10% / reading 27%, grade F, #383 of 412 statewide, top 93%, 351 students, 69% FRL); South Meadows Middle School (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 709 students, 68% FRL); Hillsboro High School (math 50% / reading 70%, grade C+, #23 of 143 statewide, top 19%, 1,359 students, 68% FRL) — zoned schools average 68% FRL vs 40% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 426 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.20% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.88%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (median comp): $80,229
• List price: $99,900
• Delta: 24.52%
• 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
1901 SE Minter Bridge Rd	0.00mi	2/2.0 (-1)	1,232 (-1%)	23mo	$80,000	$65	74
2681 SE River Rd #9	0.43mi	2/2.0 (-1)	1,200 (-4%)	6mo	$88,000	$73	63
2511 SE River Rd #86	0.37mi	2/2.0 (-1)	1,344 (+8%)	5mo	$86,500	$64	61
2511 SE River Rd #101	0.36mi	2/2.0 (-1)	1,152 (-8%)	9mo	$101,000	$88	58
2511 SE River Rd #98	0.34mi	2/2.0 (-1)	1,152 (-8%)	14mo	$74,999	$65	55
2681 SE River Rd #22	0.53mi	3/2.0	1,368 (+10%)	6mo	$31,000	$23	54
2681 SE River Rd #52	0.49mi	2/2.0 (-1)	1,120 (-10%)	2mo	$80,000	$71	54
1901 SE Minter Bridge Rd #32	0.23mi	3/2.0	1,382 (+11%)	21mo	$45,500	$33	54
2681 SE River Rd #31	0.45mi	3/2.0	1,100 (-12%)	8mo	$36,240	$33	53
2681 SE River Rd #32	0.45mi	3/2.0	1,120 (-10%)	11mo	$82,500	$74	53
2511 SE River Rd #94	0.35mi	2/2.0 (-1)	1,113 (-11%)	14mo	$92,500	$83	49
2681 SE River Rd #5	0.44mi	2/2.0 (-1)	1,188 (-5%)	21mo	$109,000	$92	49

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: 38.5%
• Equity multiple: 2.57×
• Total profit: $44,039
• Equity at exit: $14,895

10-year hold

• IRR: 43.5%
• Equity multiple: 4.55×
• Total profit: $99,391
• Equity at exit: $8,638

Cash invested: $27,972 (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 97123

• Rents YoY: -1.4%
• Active inventory: 426
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,046

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,115	-5% $1,081	+0% $1,046	+5% $1,012	+10% $977
Rent	-10% $873	-5% $959	+0% $1,046	+5% $1,133	+10% $1,220
Rate	-1.0pp $1,097	-0.5pp $1,072	base $1,046	+0.5pp $1,020	+1.0pp $994

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1177 SE Fir Grove Loop Hillsboro, OR	3.0	2.0	1200	$2,499	$2.08	44d	1	0.52mi
1410 SE Alder St Hillsboro, OR	3.0	2.0	1332	$2,495	$1.87	44d	1	0.59mi
1535 SE Maple St Hillsboro, OR	2.0	1.0	766	$1,485	$1.94	8d	1	0.71mi
800 SE 10th Ave Hillsboro, OR	1.0–3.0	1.0	750	$1,795	$2.39	4d	4	0.77mi
760 SE 10th Ave Unit 10 Hillsboro, OR	2.0	1.0	717	$1,525	$2.13	25d	1	0.80mi
530 SE 12th Ave Hillsboro, OR	3.0	1.5	1287	$2,800	$2.18	44d	1	0.85mi
3041 SE Timberlake Dr Hillsboro, OR	3.0	2.0	1269	$2,395	$1.89	25d	1	0.87mi
1049 SE Walnut St Unit 7 Hillsboro, OR	2.0	1.0	800	$1,495	$1.87	44d	1	0.97mi
1120 SE Baseline St Apt 4 Hillsboro, OR	2.0	1.5	907	$1,950	$2.15	18d	1	1.04mi
740 SE Cedar St Hillsboro, OR	3.0	1.5	1197	$2,295	$1.92	44d	1	1.05mi
2933 SE 38th Ct Hillsboro, OR	3.0	1.5	1088	$1,950	$1.79	44d	1	1.07mi
637 SE 7th Ave Hillsboro, OR	2.0	1.0	824	$1,700	$2.06	44d	1	1.07mi
117 NE 25th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	893	$1,659	$1.86	12d	7	1.08mi
642 SE Shega Ct Hillsboro, OR	3.0	2.5	1296	$2,095	$1.62	44d	1	1.09mi
148 NE 24th Ave Hillsboro, OR	3.0	2.0	1100	$1,950	$1.77	23d	2	1.10mi
1134 E Main St Unit 01 Hillsboro, OR	2.0	1.0	800	$1,525	$1.91	25d	1	1.17mi
690 SE 5th Ave Unit 102 Hillsboro, OR	2.0	2.0	950	$1,550	$1.63	23d	1	1.19mi
690 SE 5th Ave Apt 101 Hillsboro, OR	2.0	2.0	950	$1,550	$1.63	44d	1	1.20mi
2520 NE Parkwood St Hillsboro, OR	2.0–3.0	1.0	800	$1,750	$2.19	25d	4	1.23mi
2725 SE 44th Ct Hillsboro, OR	3.0	2.0	1050	$2,245	$2.14	44d	1	1.25mi
666 E Main St Hillsboro, OR	2.0	1.0	875	$1,770	$2.02	3d	3	1.37mi
4264 SE Oak St Hillsboro, OR	3.0	1.5	1025	$2,300	$2.24	5d	1	1.39mi
262 NE 34th Pl Hillsboro, OR	3.0	1.0	1080	$2,100	$1.94	18d	1	1.41mi
3233 NE Brogden St Hillsboro, OR	3.0	2.0	1220	$2,100	$1.72	44d	1	1.41mi
337 SE 4th Ave Unit 301 Hillsboro, OR	2.0	2.0	736	$1,595	$2.17	25d	1	1.45mi
337 SE 4th Ave Apt 201 Hillsboro, OR	2.0	2.0	750	$1,550	$2.07	25d	1	1.45mi

Listing history 11 events

1. 2026-06-03
   days on market $99,900 Active 21 DOM
2. 2026-06-02
   days on market $99,900 Active 20 DOM
3. 2026-06-01
   days on market $99,900 Active 19 DOM
4. 2026-05-31
   days on market $99,900 Active 18 DOM
5. 2026-05-15
   price $99,900 244-char remark
6. 2026-05-13
   listed $109,990 Active 244-char remark
7. 2024-07-31
   soldstatus $80,000 Closed 413-char remark

   Show marketing remark (413 chars)

   Convenient 55+ living in Terra Buena Terrace park, just minutes from all that Hillsboro has to offer. This double wide manufactured home features 2 full baths and 2 bedrooms. The primary suite has an extra large bathtub and walk in shower, the 2nd bathroom has special access walk-in bathtub. Park has billiards, ping pong, and a clubhouse with a full kitchen. Park application information available upon request.

8. 2024-07-19
   status Pending 413-char remark

   Show marketing remark (413 chars)

   Convenient 55+ living in Terra Buena Terrace park, just minutes from all that Hillsboro has to offer. This double wide manufactured home features 2 full baths and 2 bedrooms. The primary suite has an extra large bathtub and walk in shower, the 2nd bathroom has special access walk-in bathtub. Park has billiards, ping pong, and a clubhouse with a full kitchen. Park application information available upon request.

9. 2024-07-08
   price $90,000 413-char remark

   Show marketing remark (413 chars)

   Convenient 55+ living in Terra Buena Terrace park, just minutes from all that Hillsboro has to offer. This double wide manufactured home features 2 full baths and 2 bedrooms. The primary suite has an extra large bathtub and walk in shower, the 2nd bathroom has special access walk-in bathtub. Park has billiards, ping pong, and a clubhouse with a full kitchen. Park application information available upon request.

10. 2024-06-10
    price $100,000 413-char remark

    Show marketing remark (413 chars)

    Convenient 55+ living in Terra Buena Terrace park, just minutes from all that Hillsboro has to offer. This double wide manufactured home features 2 full baths and 2 bedrooms. The primary suite has an extra large bathtub and walk in shower, the 2nd bathroom has special access walk-in bathtub. Park has billiards, ping pong, and a clubhouse with a full kitchen. Park application information available upon request.

11. 2024-06-03
    listed $120,000 Active 413-char remark

    Show marketing remark (413 chars)

    Convenient 55+ living in Terra Buena Terrace park, just minutes from all that Hillsboro has to offer. This double wide manufactured home features 2 full baths and 2 bedrooms. The primary suite has an extra large bathtub and walk in shower, the 2nd bathroom has special access walk-in bathtub. Park has billiards, ping pong, and a clubhouse with a full kitchen. Park application information available upon request.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $26,379
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$2,906
• Taxable income: $11,658
• Est. tax owed @ 24.0%: −$2,798
• After-tax cash flow: $9,757/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its curb appeal and interior condition, with a focus on exterior siding, landscaping, and kitchen and bathroom updates.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown and unkempt
• Moderate kitchen cabinets — Older style and dated appearance
• Moderate bathroom fixtures — Older style and dated appearance
• Minor flooring — Some wear, could be replaced

Value-add opportunities

• Resale paint exterior — Fresh paint can significantly improve curb appeal
• Resale landscaping — A well-maintained yard can increase property value
• Both kitchen cabinets — New cabinets can improve both resale and rental value
• Both bathroom fixtures — Upgraded fixtures can improve both resale and rental value
• Both flooring — New flooring can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
kitchen cabinets · Older style and dated appearance	Moderate	$3,000–15,000
bathroom fixtures · Older style and dated appearance	Moderate	$3,000–15,000
flooring · Some wear, could be replaced	Minor	$500–3,000
Total estimated repair cost · 5 items		$36,500–133,000

Value-add ROI direction

• Resale paint exterior — Fresh paint can significantly improve curb appeal ↑
• Resale landscaping — A well-maintained yard can increase property value ↑
• Both kitchen cabinets — New cabinets can improve both resale and rental value ↑
• Both bathroom fixtures — Upgraded fixtures can improve both resale and rental value ↑
• Both flooring — New flooring can improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hillsboro SD 1J
• NCES district ID: 4100023
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $68,587
• Composite: 36.64/100
• National rank: #4617
• State rank: #13 of 58 in OR

Livability — Hillsboro

• Score: 87/100
• State rank: #13
• US rank: #282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, OR
• County: Washington County · 583,254 people
• City population: 102,767
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 48,410
• Household income: $109,985
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 929.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 29% Two or more races 17% Asian 9% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 3% Italian 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 22% Vietnamese 2% Other Indo-European 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: ▼ -419.54%
• Current HPI: 297.1522
• Rent YoY: ▼ -1.44%
• 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

-33.3% since first listed

5 events — show timeline

• 2024-07-31 Sold (MLS) $80,000 RMLS
• 2024-07-19 Pending — RMLS
• 2024-07-08 Price Changed $90,000 RMLS
• 2024-06-10 Price Changed $100,000 RMLS
• 2024-06-03 Listed $120,000 RMLS