6509 NE Deer Run St · Hillsboro, OR 97124

$340,000

3 bd · 3.0 ba · 1,310 sqft · SingleFamily public records · 27 Days on market

Built 2003 1,742 sqft lot $260/sqft · 17% below area Est $407k · 17% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +14.9/15.0
• Cash flow +7.7/30.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Slight Cosmetic Fixer. Bring you vision and bring this home back to life. This is a gentle cosmetic fixer with some new carpeting and paint this home will shine once again. 3 Bedrooms, 2.5 bath. Pergo flooring on the main level and carpeting throughout the upper level. Fenced backyard area with a small patio, you have room to have a pet or play area or just enjoy you BBQ. Gas Fireplace, 1 car garage and low HOA Fees. This is a perfect starter home; or it would make a fantastic investment property. Minutes from Orenco Station, restaurants and local shopping.Home Energy Score: 7. See Link to report: https://rpt.greenbuildingregistry.com/hes/OR10248061 [Home Energy Score = 7. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10248061]

Key facts

• New carpeting
• Gas fireplace
• Pergo flooring

Tags

• FENCED BACKYARD
• GAS FIREPLACE
• NEW CARPETING
• PATIO
• PERGO FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (31.6% below list).
• Recommended offer: $233k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• Market conditions: Rents soft (-1.3%/yr); 233 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $23k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $258k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $232,694 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 12.2

CMA / ARV

• ARV (median comp): $407,334
• List price: $340,000
• Delta: -16.53%
• 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
675 SE 70th Ct	0.58mi	3/2.0	1,356 (+4%)	5mo	$495,000	$365	59
818 SE 68th Pl	0.66mi	3/2.0	1,306 (-0%)	7mo	$471,000	$361	58
6511 SE Borwick St	0.38mi	3/1.0	1,200 (-8%)	3mo	$380,000	$317	58
6550 SE Wrenfield St	0.63mi	3/2.0	1,331 (+2%)	8mo	$510,000	$383	57
6614 NE Alder St	0.50mi	2/1.0 (-1)	1,224 (-7%)	0mo	$540,000	$441	52
6194 SE Maple St	0.54mi	3/2.0	1,424 (+9%)	8mo	$485,000	$341	50
5782 NE Canard Ct	0.46mi	3/3.0	1,506 (+15%)	5mo	$474,500	$315	49
438 SE 71st Pl	0.55mi	3/2.0	1,490 (+14%)	0mo	$529,000	$355	47
6134 SE Sigrid St	0.59mi	3/2.0	1,496 (+14%)	4mo	$535,000	$358	42
7544 NE Catherine Ct	0.74mi	3/3.0	1,478 (+13%)	4mo	$475,000	$321	41
6874 SE Ariel St	0.62mi	3/2.0	1,491 (+14%)	7mo	$500,000	$335	38
6204 SE Sigrid St	0.58mi	3/2.0	1,502 (+15%)	8mo	$527,000	$351	38

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: -28.1%
• Equity multiple: 0.08×
• Total profit: $-87,346
• Equity at exit: $50,695

10-year hold

• IRR: -42.3%
• Equity multiple: -0.42×
• Total profit: $-135,257
• Equity at exit: $29,397

Cash invested: $95,200 (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 97124

• Rents YoY: -1.3%
• Active inventory: 233
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$270 /mo · $3,245/yr
• Insurance: −$142
• HOA: −$42
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-399

Break-even live

Break-even rent $2,832

Max offer price $269,555

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-303	+0% $-399	+5% $-495	+10% $-591
Rent	-10% $-583	-5% $-491	+0% $-399	+5% $-307	+10% $-215
Rate	-1.0pp $-228	-0.5pp $-312	base $-399	+0.5pp $-487	+1.0pp $-577

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6546 NE Forest Ln Hillsboro, OR	3.0	2.5	1310	$2,200	$1.68	44d	1	0.03mi
727 NE 65th Ct Hillsboro, OR	3.0	2.5	1600	$2,450	$1.53	25d	1	0.24mi
471 NE Caden Ave Hillsboro, OR	3.0	2.5	1717	$2,495	$1.45	25d	1	0.40mi
764 NE 61st Ave Hillsboro, OR	4.0	2.5	1709	$2,500	$1.46	18d	1	0.49mi
764 NE 61st Ave Hillsboro, OR	4.0	2.5	1709	$2,500	$1.46	8d	1	0.49mi
123 NE 75th Ave Hillsboro, OR	3.0	3.0	1781	$2,295	$1.29	25d	1	0.55mi
6031 NE Maidstone St Hillsboro, OR	2.0	2.5	1593	$2,375	$1.49	12d	1	0.60mi
5502 NE Hidden Creek Dr Hillsboro, OR	1.0–2.0	1.0–2.0	870	$2,000	$2.30	2d	8	0.60mi
967 NE Orenco Station Loop Hillsboro, OR	2.0	1.0–2.0	731	$2,472	$3.38	3d	18	0.62mi
6380 NE Cherry Dr Hillsboro, OR	2.0	1.0–2.0	893	$2,592	$2.90	3d	19	0.64mi
6998 NE Cherry Dr Hillsboro, OR	1.0–3.0	1.0–3.0	1319	$3,045	$2.31	3d	12	0.65mi
7414 NE Shaleen St Hillsboro, OR	3.0	2.5	1419	$2,400	$1.69	11d	1	0.67mi
6523 NE Cherry Dr Hillsboro, OR	3.0	1.0–2.0	1009	$2,795	$2.77	3d	17	0.67mi
7261 NE Stoneybrook St Hillsboro, OR	2.0	2.5	1213	$2,200	$1.81	25d	1	0.69mi
770 NE 72nd Ave Hillsboro, OR	3.0	2.5	1647	$2,350	$1.43	21d	1	0.69mi
303 NE Natalie St Hillsboro, OR	3.0	2.5	1632	$2,400	$1.47	44d	1	0.70mi
279 NE Natalie St Hillsboro, OR	3.0	3.0	1632	$2,490	$1.53	25d	1	0.70mi
331 NE 79th Ave Unit 337/204 Hillsboro, OR	2.0	2.0	1056	$1,799	$1.70	4d	1	0.72mi
7146 NE Cherry Dr Hillsboro, OR	2.0	2.5	1185	$2,250	$1.90	25d	1	0.72mi
1175 NE 64th Ln #1109 Hillsboro, OR	2.0	2.0	1092	$1,950	$1.79	13d	1	0.73mi
1175 NE 64th Ln #1109 Hillsboro, OR	2.0	2.0	1092	$1,950	$1.79	25d	1	0.73mi
399 NE 79th Ave Beaverton, OR	2.0	2.0	1000	$1,799	$1.80	8d	1	0.73mi
5300 E Main St Hillsboro, OR	1.0–2.0	1.0–2.0	840	$1,699	$2.02	3d	3	0.80mi
1299 NE Orenco Station Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,608	$2.56	2d	30	0.81mi
7399 NE Stonewater St Hillsboro, OR	2.0	2.0	1118	$2,245	$2.01	25d	1	0.81mi
421 NE 80th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	842	$1,899	$2.25	3d	19	0.81mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	44d	1	0.82mi
720 SE Oak Glen Way Hillsboro, OR	1.0–3.0	1.0–2.0	855	$2,045	$2.39	5d	7	0.82mi
7894 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,495	$1.45	25d	1	0.83mi
8041 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,300	$1.34	25d	1	0.87mi
8113 NE Rockne Way Beaverton, OR	3.0	2.5	1719	$2,550	$1.48	44d	1	0.93mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	44d	1	0.95mi
6710 NE Vinings Way Hillsboro, OR	1.0–2.0	1.0–2.0	900	$2,250	$2.50	3d	20	0.96mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	21d	1	0.99mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	44d	1	1.02mi
140 NE 47th Ave Hillsboro, OR	2.0	1.5	1100	$1,660	$1.51	18d	4	1.03mi
7436 SE Beverly Ln Hillsboro, OR	3.0	2.0	1470	$2,495	$1.70	25d	1	1.07mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	44d	1	1.08mi
177 NW 208th Ave Beaverton, OR	4.0	2.5	1824	$2,700	$1.48	25d	1	1.08mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	44d	1	1.11mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-15
   statusdays on market $340,000 Pending 27 DOM
2. 2026-06-13
   days on market $340,000 Active 26 DOM
3. 2026-06-09
   days on market $340,000 Active 22 DOM
4. 2026-06-08
   days on market $340,000 Active 21 DOM
5. 2026-06-07
   days on market $340,000 Active 20 DOM
6. 2026-06-05
   days on market $340,000 Active 17 DOM
7. 2026-06-03
   days on market $340,000 Active 16 DOM
8. 2026-06-02
   days on market $340,000 Active 15 DOM
9. 2026-06-01
   days on market $340,000 Active 14 DOM
10. 2026-05-31
    days on market $340,000 Active 13 DOM
11. 2026-05-12
    listed $363,000 Active 753-char remark

    Show marketing remark (753 chars)

    Slight Cosmetic Fixer. Bring you vision and bring this home back to life. This is a gentle cosmetic fixer with some new carpeting and paint this home will shine once again. 3 Bedrooms, 2.5 bath. Pergo flooring on the main level and carpeting throughout the upper level. Fenced backyard area with a small patio, you have room to have a pet or play area or just enjoy you BBQ. Gas Fireplace, 1 car garage and low HOA Fees. This is a perfect starter home; or it would make a fantastic investment property. Minutes from Orenco Station, restaurants and local shopping.Home Energy Score: 7. See Link to report: https://rpt.greenbuildingregistry.com/hes/OR10248061 [Home Energy Score = 7. HES Report at https://rpt.greenbuildingregistry.com/hes/OR10248061]

12. 2016-10-12
    soldstatus $258,000 Sold 427-char remark

    Show marketing remark (427 chars)

    Entry, living, dining & kitchen w/ laminate wood flooring. Living w/ gas fireplace. Dining w/ slider to yard. Kitchen amenities: bi-microwave, range, pantry, refrigerator, dishwasher, raised eat-bar & recessed lighting. Master bedroom w/ vaulted ceiling & closet. Bathroom suite w/ shower/tub. Utility closet washer & dryer included in the sale. Front yard sprinkler system. All landscaping freshly maintained.

13. 2016-10-12
    soldstatus $258,000

    Show marketing remark (427 chars)

    Entry, living, dining & kitchen w/ laminate wood flooring. Living w/ gas fireplace. Dining w/ slider to yard. Kitchen amenities: bi-microwave, range, pantry, refrigerator, dishwasher, raised eat-bar & recessed lighting. Master bedroom w/ vaulted ceiling & closet. Bathroom suite w/ shower/tub. Utility closet washer & dryer included in the sale. Front yard sprinkler system. All landscaping freshly maintained.

14. 2016-10-04
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Entry, living, dining & kitchen w/ laminate wood flooring. Living w/ gas fireplace. Dining w/ slider to yard. Kitchen amenities: bi-microwave, range, pantry, refrigerator, dishwasher, raised eat-bar & recessed lighting. Master bedroom w/ vaulted ceiling & closet. Bathroom suite w/ shower/tub. Utility closet washer & dryer included in the sale. Front yard sprinkler system. All landscaping freshly maintained.

15. 2016-09-29
    listed $254,999 Active 427-char remark

    Show marketing remark (427 chars)

    Entry, living, dining & kitchen w/ laminate wood flooring. Living w/ gas fireplace. Dining w/ slider to yard. Kitchen amenities: bi-microwave, range, pantry, refrigerator, dishwasher, raised eat-bar & recessed lighting. Master bedroom w/ vaulted ceiling & closet. Bathroom suite w/ shower/tub. Utility closet washer & dryer included in the sale. Front yard sprinkler system. All landscaping freshly maintained.

16. 2014-11-04
    soldstatus $202,900 Sold
17. 2014-11-04
    soldstatus $202,900
18. 2014-09-02
    status Pending
19. 2014-08-29
    listed $199,900 Active
20. 2012-05-18
    soldstatus $136,000
21. 2003-08-08
    soldstatus $142,400
22. 2003-03-20
    listed $142,400

ⓘ 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: $3,245 · $270/mo
• Projected year-2 tax: $3,298 · $275/mo
• Expected delta: +$53/yr (+$4/mo · 1.6%)

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

Taxation est. · year 1

• Rental income: $27,923
• − Mortgage interest: −$19,045
• − Property taxes: −$3,245
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − HOA: −$504
• − Depreciation: −$9,891
• Taxable loss: −$10,929
• Est. tax savings @ 24.0%: +$2,623
• After-tax cash flow: $-2,162/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: 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): 54,357
• Household income: $110,067
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 2097.0

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 56% Hispanic / Latino 24% Two or more races 14% Asian 11% Black 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -456.64%
• Current HPI: 294.9757
• Rent YoY: ▼ -1.34%
• 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

+154.9% since first listed

12 events — show timeline

• 2026-05-12 Listed $363,000 RMLS
• 2016-10-12 Sold (Public Records) $258,000 Public Records
• 2016-10-12 Sold (MLS) $258,000 RMLS
• 2016-10-04 Pending — RMLS
• 2016-09-29 Listed $254,999 RMLS
• 2014-11-04 Sold (Public Records) $202,900 Public Records
• 2014-11-04 Sold (MLS) $202,900 RMLS
• 2014-09-02 Pending — RMLS
• 2014-08-29 Listed $199,900 RMLS
• 2012-05-18 Sold (Public Records) $136,000 Public Records
• 2003-08-08 Sold (MLS) $142,400 RMLS
• 2003-03-20 Listed $142,400 RMLS

Property tax history

+2.7%/yr

Latest (2025): $3,245 · +0.4% YoY. Source: county tax records.