100 SW 195th Ave #90 · Hillsboro, OR 97006

$50,000

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 15 Days on market

Built 1984 $34/sqft · 61% below area ↓ 8% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in the +55 gated Seminole Estates community! This spacious 3-bedroom, 2-bath manufactured home is full of character and comfort. From the moment you arrive, you’ll appreciate the charming setting, mature landscaping, covered carport, and oversized detached tool shed/workshop for all your storage and hobby needs. Inside, the vaulted-ceiling living room creates an open, airy feel and features a cozy gas fireplace with custom wood surround, perfect for relaxing evenings at home. Large sliding glass doors bring in natural light and open to the patio for seamless indoor-outdoor living. The generous kitchen offers lots of cabinet storage and counter space, a pantry, a

Key facts

• Gated community
• Covered carport
• Gas fireplace

Tags

• GATED COMMUNITY
• MATURE LANDSCAPING
• COVERED CARPORT
• DETACHED TOOL SHED
• VAULTED-CEILING LIVING ROOM
• GAS FIREPLACE

Property features AI

Finance

• Other: Property is resale; Lot rent paid monthly
• Financial info: Monthly lot rent listed (monthly amount provided)
• HOA & community: Located in Seminole Estates (park) — senior community; Park limits pets to 2 pets under 30 lb.

Exterior

• Parking: Driveway parking; Carport (1 space)
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (residential); Single-level living (main level area reported); Built in 1984; No notable view
• Construction: Built in 1984; Metal roof; Manufactured home construction
• Exterior features: Metal roof; Patio; Tool shed; Gated and level lot; Paved road access; Other exterior description

Interior

• Kitchen: Dishwasher; Free-standing range; Range hood; Pantry
• Bedrooms: Primary bedroom on main level with ensuite bathroom, soaking tub and walk-in closet; Second bedroom on main level with closet and wall-to-wall carpet; Third bedroom on main level with closet and wall-to-wall carpet
• Flooring: Wall-to-wall carpet; Vinyl floor
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; No central cooling listed; Electric hot water
• Interior features: Laundry area with exterior entry and built-in features; Soaking tub; Vaulted ceilings; Wall-to-wall carpet in several rooms; Vinyl flooring in dining area
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.8% vs local median 2.9% 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: Imlay Elementary School (math 54% / reading 52%, grade C, #89 of 412 statewide, top 21%, 468 students, 35% FRL); Liberty High School (math 50% / reading 70%, grade C+, #23 of 143 statewide, top 19%, 1,454 students, 46% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 40% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Hillsboro SD 1J average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $346 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 4.72% ✓
• Cap rate: 42.79%
• Cash-on-cash: 130.34%
• DSCR: 6.80
• GRM: 1.8

CMA / ARV

• ARV (median comp): $128,686
• List price: $50,000
• Delta: -61.15%
• 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
100 SW 195th Ave #90	0.00mi	3/2.0	1,488 (0%)	1mo	$46,000	$31	99
100 SW 195th Ave #63	0.00mi	3/2.0	1,512 (+2%)	10mo	$120,000	$79	89
100 SW 195th Ave #31	0.00mi	2/2.0 (-1)	1,536 (+3%)	2mo	$79,900	$52	88
100 SW 195th Ave #4	0.12mi	2/2.0 (-1)	1,440 (-3%)	0mo	$139,000	$97	84
100 SW 195th Ave #9	0.12mi	3/2.0	1,440 (-3%)	10mo	$145,000	$101	81
100 SW 195th Ave #157	0.12mi	2/2.0 (-1)	1,536 (+3%)	6mo	$102,000	$66	79
100 SW 195th Ave #192	0.00mi	2/2.0 (-1)	1,536 (+3%)	13mo	$89,000	$58	79
100 SW 195th Ave #177	0.12mi	3/2.0	1,450 (-3%)	14mo	$133,000	$92	78
100 SW 195th Ave #42	0.12mi	2/2.0 (-1)	1,440 (-3%)	15mo	$111,000	$77	72
100 SW 195th Ave #104	0.12mi	3/2.0	1,296 (-13%)	12mo	$130,000	$100	62
8300 NE Quatama St #90	0.67mi	3/2.0	1,620 (+9%)	12mo	$60,000	$37	44
8300 NE Quatama St #171	0.53mi	3/2.0	1,296 (-13%)	14mo	$185,500	$143	42

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: —
• Equity multiple: 6.85×
• Total profit: $81,868
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 13.10×
• Total profit: $169,418
• Equity at exit: $4,323

Cash invested: $14,000 (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 97006

• Rents YoY: -1.6%
• Active inventory: 245
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$262
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,521

Break-even live

Break-even rent $434

Max offer price $50,000

Occupancy floor 31%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	16d	1	0.21mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	19d	1	0.21mi
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$2,195	$2.37	3d	17	0.24mi
456 SW 203rd Ter Beaverton, OR	4.0	2.5	1727	$2,925	$1.69	43d	1	0.26mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	14d	1	0.28mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	23d	1	0.28mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	0.28mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	0.31mi
650 201st Ave Aloha, OR	2.0	2.0	985	$1,688	$1.71	3d	5	0.32mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$2,300	$2.56	1d	19	0.32mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	43d	1	0.37mi
610 NE Garswood Ln Beaverton, OR	3.0	2.5	1528	$2,349	$1.54	43d	1	0.37mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	21d	1	0.38mi
177 NW 208th Ave Beaverton, OR	4.0	2.5	1824	$2,700	$1.48	23d	1	0.43mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	16d	1	0.44mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	43d	1	0.44mi
8712 NE Delamere Way Beaverton, OR	3.0	2.5	1556	$2,400	$1.54	10d	1	0.44mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	43d	1	0.45mi
762 SW 206th Pl Beaverton, OR	2.0	1.5	1018	$1,690	$1.66	43d	1	0.48mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	2d	1	0.49mi
20018 SW Monson St Beaverton, OR	3.0	2.5	1484	$2,395	$1.61	43d	1	0.51mi
8650 NE Trailwalk Dr Hillsboro, OR	1.0–3.0	1.0–2.0	963	$2,090	$2.17	1d	29	0.52mi
1090 NE 91st Ave Hillsboro, OR	1.0–2.0	1.0–2.0	823	$2,270	$2.76	3d	16	0.53mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,581	$2.53	2d	19	0.61mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	19d	1	0.61mi
9950 NE Gibbs Dr Hillsboro, OR	4.0	1.0–2.0	1299	$3,366	$2.59	2d	62	0.61mi
1250 NE Compton Dr Hillsboro, OR	2.0	2.0	996	$2,379	$2.39	11d	1	0.62mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	23d	1	0.63mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	2d	1	0.63mi
1390 NE Compton Dr Hillsboro, OR	1.0–2.0	1.0–2.0	862	$3,060	$3.55	1d	344	0.64mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	23d	1	0.64mi
8646 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1200	$2,145	$1.79	43d	1	0.67mi
8641 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1156	$1,945	$1.68	43d	1	0.68mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	23d	1	0.72mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$2,332	$2.55	2d	13	0.74mi
20849 SW Longacre St Beaverton, OR	3.0	2.0	1160	$2,399	$2.07	43d	1	0.74mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	12d	1	0.76mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	43d	1	0.76mi
421 NE 80th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	842	$1,899	$2.25	1d	19	0.77mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	43d	1	0.78mi

Listing history 1 events

1. 2026-05-07
   listed $50,000 Active 1715-char remark

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $28,308
• − Mortgage interest: −$2,801
• − Property taxes: −$720
• − Insurance: −$250
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$1,455
• Taxable income: $18,554
• Est. tax owed @ 24.0%: −$4,453
• After-tax cash flow: $13,794/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

• County: Washington County · 583,254 people
• City population: 102,767
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 46,463
• Household income: $104,790
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 2200.0

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 0.66)
• Race & ethnicity: White 52% Asian 21% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 8% Other Asian/Pacific 6% Other Indo-European 5%

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: ▼ -344.27%
• Current HPI: 304.041
• Rent YoY: ▼ -1.58%
• 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

-8.0% since first listed

3 events — show timeline

• 2026-05-27 Sold (MLS) $46,000 RMLS
• 2026-05-22 Pending — RMLS
• 2026-05-07 Listed $50,000 RMLS

Property tax history

+2.9%/yr

Latest (2025): $720 · +1.5% YoY. Source: county tax records.