11513 SW Royal Villa Dr · Tigard, OR 97224

$109,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 19 Days on market

Built 1971 Fair condition

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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 +4.4/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS, WELL KEPT HOME ON ONE OF THE BEST LOTS IN PARK FOR 55 AND OVER. GREAT KITCHEN, FAMILY ROOM W/WOOD STOVE. TWO CAR, COVERED PARKING. EASY CARE INSIDE AND OUTSIDE. HOME WARRANTY.

Key facts

• Golf putting course
• Open floor plan
• Tennis court

Tags

• GOLF PUTTING COURSE
• TENNIS COURT
• SWIMMING POOL
• OPEN FLOOR PLAN
• PUBLIC TRANSPORTATION ACCESS
• MULTIPLE SHOPPING OPTIONS

Property features AI

Finance

• Other: Lot is level and on a bus line; Paved road access
• Financial info: Land lease in place (land lease expires July 31, 2026); monthly lot rent
• HOA & community: Community amenities include pool, tennis courts, recreation facilities, meeting room, commons, management, and all landscaping; Senior community

Exterior

• Parking: Carport and driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (residential); Single-story (main level only); Built in 1971; No notable view
• Construction: Metal roof
• Exterior features: Covered patio, patio and porch; Tool shed; Metal siding

Interior

• Kitchen: Island / cook island; Eat bar and eating area; Dishwasher; Microwave; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on main with attached bath and closet; Second bedroom on main with closet
• Flooring: Laminate flooring in dining/kitchen areas; Wall-to-wall carpet in living room and other areas
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Heat pump for heating and cooling; Electric hot water
• Interior features: One-level layout with minimal steps and accessible approach; Accessible entrance and main floor bedroom with bath; Utility room on main; Laundry area with washer/dryer; Laminate flooring and wall-to-wall carpet
• Laundry & utility: Washer and dryer located in main-level utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.5% in Tigard — 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 (#14 in OR, #311 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D-, 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.
• Zoned schools: James Templeton Elementary School (reading 24%, 514 students, 47% FRL); Twality Middle School (math 54% / reading 64%, grade B, #17 of 128 statewide, top 14%, 918 students, 31% FRL); Tigard High School (math 24% / reading 75%, grade D+, #32 of 143 statewide, top 34%, 1,799 students, 31% FRL).
• Market conditions: Rents soft (-0.4%/yr); 412 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $760 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago 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.
• Current owner paid $32k; list at $110k implies a 249% gain — meaningful room to come down on a strong offer.

Recommended offer $108,251 (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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.32%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $67,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11668 SW Royal Villa Dr #77	0.02mi	2/2.0	1,440 (0%)	3mo	$67,000	$47	97
11444 SW Royal Villa Dr #165	0.22mi	2/2.0	1,440 (0%)	7mo	$60,000	$42	84
11656 SW Royal Villa Dr #71	0.03mi	3/2.0 (+1)	1,344 (-7%)	6mo	$42,500	$32	78
11560 SW Royal Villa Dr	0.18mi	2/2.0	1,334 (-7%)	5mo	$35,000	$26	75
11680 SW Royal Villa Dr	0.06mi	3/2.0 (+1)	1,344 (-7%)	10mo	$127,500	$95	73
11768 SW Royal Villa Dr #124	0.13mi	2/2.0	1,248 (-13%)	2mo	$28,000	$22	70
17088 SW Eldorado Dr	0.68mi	2/2.0	1,440 (0%)	2mo	$23,000	$16	67
11460 SW Royal Villa Dr	0.08mi	2/2.0	1,248 (-13%)	9mo	$72,500	$58	66
12450 SW Fischer Rd #277	0.56mi	2/2.0	1,344 (-7%)	7mo	$55,000	$41	57
17103 SW Eldorado Dr	0.63mi	2/2.0	1,335 (-7%)	12mo	$91,000	$68	49
17254 SW Eldorado Dr	0.75mi	3/2.0 (+1)	1,488 (+3%)	11mo	$88,000	$59	46
17123 SW Eldorado Dr	0.75mi	3/2.0 (+1)	1,568 (+9%)	2mo	$129,985	$83	44

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: 19.1%
• Equity multiple: 1.75×
• Total profit: $22,956
• Equity at exit: $16,386

10-year hold

• IRR: 25.3%
• Equity multiple: 2.90×
• Total profit: $58,357
• Equity at exit: $9,502

Cash invested: $30,772 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $726

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 56%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$1,812	$1.96	1d	9	0.32mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	7d	9	0.49mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	7d	4	0.59mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	23d	1	0.59mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	11d	7	0.62mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$1,697	$1.47	1d	19	0.63mi
15205 SW 119th Ave Portland, OR	2.0	2.0	1650	$2,150	$1.30	20d	1	0.64mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	43d	1	0.65mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	43d	1	0.71mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	3d	5	0.72mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	23d	1	0.74mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$1,805	$2.04	1d	12	0.75mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	23d	1	0.75mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	23d	2	0.76mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$1,970	$2.03	1d	13	0.76mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	2d	1	0.77mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	14d	1	0.78mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	10d	1	0.87mi
11430 SW Bull Mountain Rd Tigard, OR	2.0	2.0	986	$1,970	$2.00	3d	6	0.90mi
14844 SW 109th Ave Portland, OR	2.0	1.5	1024	$1,950	$1.90	43d	1	0.91mi
14799 SW 109th Ave Unit 2502 Tigard, OR	2.0	2.0	986	$1,645	$1.67	43d	1	0.91mi
14799 SW 109th Ave Unit 7504 Tigard, OR	2.0	2.0	986	$1,575	$1.60	23d	1	0.91mi
14799 SW 109th Ave Unit 5702 Tigard, OR	2.0	2.0	986	$1,745	$1.77	21d	1	0.91mi
14799 SW 109th Ave Unit 3102 Tigard, OR	2.0	2.0	986	$1,695	$1.72	7d	1	0.91mi
10695 SW Murdock St Tigard, OR	2.0	1.0	793	$1,806	$2.28	1d	13	0.97mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	1d	1	1.10mi
10779 SW Canterbury Ln Tigard, OR	3.0	2.5	1350	$2,275	$1.69	14d	1	1.14mi
10775 SW Canterbury Ln #102 Portland, OR	3.0	3.0	1373	$2,495	$1.82	23d	1	1.16mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$1,724	$2.05	3d	11	1.16mi
14100 SW 112th Ave Unit I08 Portland, OR	2.0	1.0	1084	$1,614	$1.49	12d	1	1.16mi
14130 SW 105th Ave Portland, OR	2.0	1.0	900	$1,495	$1.66	23d	1	1.27mi
9720 SW Tualatin Rd Tualatin, OR	2.0	2.0	1100	$1,750	$1.59	43d	1	1.27mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	4d	12	1.34mi
15870 SW 88th Ave Unit A Tigard, OR	2.0	1.0	1013	$1,745	$1.72	43d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $109,900 Active 19 DOM
2. 2026-06-17
   days on market $109,900 Active 18 DOM
3. 2026-06-16
   days on market $109,900 Active 17 DOM
4. 2026-06-15
   days on market $109,900 Active 16 DOM
5. 2026-06-13
   days on market $109,900 Active 14 DOM
6. 2026-06-09
   days on market $109,900 Active 10 DOM
7. 2026-06-08
   days on market $109,900 Active 9 DOM
8. 2026-06-07
   days on market $109,900 Active 8 DOM
9. 2026-06-05
   days on market $109,900 Active 5 DOM
10. 2026-06-03
    days on market $109,900 Active 4 DOM
11. 2026-06-02
    days on market $109,900 Active 3 DOM
12. 2026-06-01
    days on market $109,900 Active 2 DOM
13. 2026-05-31
    remarks 530-char remark
14. 2026-05-31
    listed $109,900 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 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: $22,566
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$3,197
• Taxable income: $7,405
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $6,936/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 repairs and maintenance, with potential for significant value increase through updates.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Minor landscaping — some overgrown areas

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Both landscaping — enhances curb appeal and adds 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 — Tigard

• Score: 87/100
• State rank: #14
• US rank: #311

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

• County: Washington County · 583,254 people
• City population: 87,096
• 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

+201.1% since first listed

3 events — show timeline

• 2026-05-30 Listed $109,900 RMLS
• 1998-07-06 Sold (MLS) $31,500 RMLS
• 1998-04-22 Listed $36,500 RMLS