17206 SW Eldorado Dr · Tualatin, OR 97224

$55,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 134 Days on market

Built 1973 Fair condition $41/sqft · 28% below area Est $76k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers comfort and convenience. Bright with natural light. Open floor plan. Primary bedroom with ensuite bath, which has 2 sinks, soaking tub/shower. Sitting on private large lot with garden, 2 tool sheds, 2-car carport. This quiet, clean, and well-maintained 55+ community offers year-round heated pool, fitness center, community center, walking paths. Easy access to highway, shopping, public transportation. Woodstove keeps you warm in the cold winter time. Water is billed every month and sewer is billed every other month.

Key facts

• Open floor plan
• Fitness center
• Community center

Tags

• OPEN FLOOR PLAN
• PRIVATE LARGE LOT
• YEAR AROUND HEATED POOL
• FITNESS CENTER
• COMMUNITY CENTER
• WALKING PATHS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. 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 $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.7% vs local median 2.6% in Tualatin — 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 86/100 on livability (#16 in OR, #355 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• 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 10d 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $55k implies a 633% gain — meaningful room to come down on a strong offer.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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. 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.
8. 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.
9. 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: 3.45% ✓
• Cap rate: 30.70%
• Cash-on-cash: 87.17%
• DSCR: 4.88
• GRM: 2.4

CMA / ARV

• ARV (median comp): $76,358
• List price: $55,000
• Delta: -27.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17151 SW Eldorado Dr #85	0.06mi	2/2.0	1,344 (0%)	3mo	$62,000	$46	95
17088 SW Eldorado Dr	0.06mi	2/2.0	1,440 (+7%)	2mo	$23,000	$16	84
17188 SW Eldorado Dr #111	0.11mi	2/2.0	1,248 (-7%)	1mo	$32,500	$26	82
18485 SW Pacific Dr #37	0.43mi	3/2.0 (+1)	1,296 (-4%)	0mo	$85,000	$66	68
17041 SW Eldorado Dr	0.17mi	2/2.0	1,152 (-14%)	3mo	$81,500	$71	66
18485 SW Pacific Dr #53	0.45mi	2/2.0	1,440 (+7%)	3mo	$120,000	$83	65
17009 SW Eldorado Dr #5	0.25mi	2/2.0	1,152 (-14%)	1mo	$60,000	$52	63
11560 SW Royal Villa Dr	0.70mi	2/2.0	1,334 (-1%)	5mo	$35,000	$26	62
11768 SW Royal Villa Dr #124	0.60mi	2/2.0	1,248 (-7%)	2mo	$28,000	$22	59
11656 SW Royal Villa Dr #71	0.70mi	3/2.0 (+1)	1,344 (0%)	6mo	$42,500	$32	58
18485 SW Pacific Dr #64	0.48mi	3/2.0 (+1)	1,456 (+8%)	4mo	$94,000	$65	56
11668 SW Royal Villa Dr #77	0.71mi	2/2.0	1,440 (+7%)	3mo	$67,000	$47	52

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: 84.3%
• Equity multiple: 4.69×
• Total profit: $56,804
• Equity at exit: $8,201

10-year hold

• IRR: 86.8%
• Equity multiple: 8.78×
• Total profit: $119,836
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $1,119

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 36%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$1,970	$2.03	1d	13	0.12mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$1,812	$1.96	1d	9	0.39mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$1,697	$1.47	1d	19	0.39mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	23d	1	0.45mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	7d	4	0.45mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	23d	1	0.46mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	14d	1	0.46mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	10d	1	0.51mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	23d	1	0.51mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	23d	2	0.53mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	43d	1	0.55mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	1d	1	0.57mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	43d	1	0.58mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$1,724	$2.05	3d	11	1.03mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	4d	12	1.13mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	7d	9	1.16mi
15205 SW 119th Ave Portland, OR	2.0	2.0	1650	$2,150	$1.30	20d	1	1.21mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	11d	7	1.23mi
9720 SW Tualatin Rd Tualatin, OR	2.0	2.0	1100	$1,750	$1.59	43d	1	1.40mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	3d	5	1.40mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	2d	1	1.42mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$1,805	$2.04	1d	12	1.44mi

Listing history 6 events

1. 2026-03-18
   price $55,000 537-char remark

   Show marketing remark (537 chars)

   This home offers comfort and convenience. Bright with natural light. Open floor plan. Primary bedroom with ensuite bath, which has 2 sinks, soaking tub/shower. Sitting on private large lot with garden, 2 tool sheds, 2-car carport. This quiet, clean, and well-maintained 55+ community offers year-round heated pool, fitness center, community center, walking paths. Easy access to highway, shopping, public transportation. Woodstove keeps you warm in the cold winter time. Water is billed every month and sewer is billed every other month.

2. 2026-02-26
   price $59,500 537-char remark

   Show marketing remark (537 chars)

   This home offers comfort and convenience. Bright with natural light. Open floor plan. Primary bedroom with ensuite bath, which has 2 sinks, soaking tub/shower. Sitting on private large lot with garden, 2 tool sheds, 2-car carport. This quiet, clean, and well-maintained 55+ community offers year-round heated pool, fitness center, community center, walking paths. Easy access to highway, shopping, public transportation. Woodstove keeps you warm in the cold winter time. Water is billed every month and sewer is billed every other month.

3. 2026-01-27
   price $69,000 537-char remark

   Show marketing remark (537 chars)

   This home offers comfort and convenience. Bright with natural light. Open floor plan. Primary bedroom with ensuite bath, which has 2 sinks, soaking tub/shower. Sitting on private large lot with garden, 2 tool sheds, 2-car carport. This quiet, clean, and well-maintained 55+ community offers year-round heated pool, fitness center, community center, walking paths. Easy access to highway, shopping, public transportation. Woodstove keeps you warm in the cold winter time. Water is billed every month and sewer is billed every other month.

4. 2026-01-16
   listed $75,000 Active 537-char remark

   Show marketing remark (537 chars)

   This home offers comfort and convenience. Bright with natural light. Open floor plan. Primary bedroom with ensuite bath, which has 2 sinks, soaking tub/shower. Sitting on private large lot with garden, 2 tool sheds, 2-car carport. This quiet, clean, and well-maintained 55+ community offers year-round heated pool, fitness center, community center, walking paths. Easy access to highway, shopping, public transportation. Woodstove keeps you warm in the cold winter time. Water is billed every month and sewer is billed every other month.

5. 2004-03-01
   soldstatus $7,500 282-char remark

   Show marketing remark (282 chars)

   2BR/BA w/FAMILY ROOM! $9,985!! Light/bright 1344sf dblwde w/ wd stv in 18x11 fam rm! Remod Kit w/ newer range, d/w, countertops, more! Lovely master w/2 sinks! Centrl Air cooled! LARGE backyard! Beautiful 55+ Apprvd King City park w/pool, clbhs, lots of activities! Nr Bus/Shopping!

6. 2003-11-24
   listed $7,850 282-char remark

   Show marketing remark (282 chars)

   2BR/BA w/FAMILY ROOM! $9,985!! Light/bright 1344sf dblwde w/ wd stv in 18x11 fam rm! Remod Kit w/ newer range, d/w, countertops, more! Lovely master w/2 sinks! Centrl Air cooled! LARGE backyard! Beautiful 55+ Apprvd King City park w/pool, clbhs, lots of activities! Nr Bus/Shopping!

ⓘ 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 4/10 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: $22,766
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$1,600
• Taxable income: $13,342
• Est. tax owed @ 24.0%: −$3,202
• After-tax cash flow: $10,222/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 mobile home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior, and flooring.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Bathroom fixtures — Dated appearance
• Moderate Exterior siding — Weathered condition
• Moderate Carpeted floors — Worn appearance
• Moderate Paint — Faded appearance

Value-add opportunities

• Resale Replace kitchen cabinets — Fresh cabinets improve aesthetics
• Resale Replace bathroom fixtures — Modern fixtures enhance appeal
• Resale Paint interior walls — Fresh paint improves curb appeal
• Resale Replace carpeted floors — New flooring enhances value
• Both Landscaping — Well-maintained landscaping improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
Exterior siding · Weathered condition	Moderate	$3,000–15,000
Carpeted floors · Worn appearance	Moderate	$3,000–15,000
Paint · Faded appearance	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale Replace kitchen cabinets — Fresh cabinets improve aesthetics ↑
• Resale Replace bathroom fixtures — Modern fixtures enhance appeal ↑
• Resale Paint interior walls — Fresh paint improves curb appeal ↑
• Resale Replace carpeted floors — New flooring enhances value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and 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: 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 — Tualatin

• Score: 86/100
• State rank: #16
• US rank: #355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 28,930
• 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

+600.6% since first listed

6 events — show timeline

• 2026-03-18 Price Changed $55,000 RMLS
• 2026-02-26 Price Changed $59,500 RMLS
• 2026-01-27 Price Changed $69,000 RMLS
• 2026-01-16 Listed $75,000 RMLS
• 2004-03-01 Sold (MLS) $7,500 RMLS
• 2003-11-24 Listed $7,850 RMLS