6900 SW 195th Ave #168 · Aloha, OR 97007

$118,000

2 bd · 2.0 ba · 1,172 sqft · Manufactured public records · 39 Days on market

Built 1999 $101/sqft · 11% above area Est $95k · 24% over

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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
• Schools +6.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy living in this well-maintained double-wide manufactured home nestled in Pine Ridge Park, conveniently located in the heart of Beaverton. Featuring 2 bedrooms, 2 bathrooms, and approximately 1,050 square feet, this home offers a comfortable and functional layout designed for everyday living. Inside, you’ll be welcomed by a bright and spacious living area complete with wall to wall carpet and a cozy fireplace, creating the perfect space to unwind or entertain guests. Full kitchen with all appliances including a brand new dishwasher. The home also includes a brand new heat pump for efficient heating and cooling throughout the year, plus a dedicated laundry area with washer and

Key facts

• Tool shed
• Heat pump
• Cozy fireplace

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• COZY FIREPLACE
• HEAT PUMP
• DEDICATED LAUNDRY AREA
• LOW-MAINTENANCE BACKYARD
• TOOL SHED

Property features AI

Finance

• Other: Title-recorded building area (1,050); Lot size range: 0–2,999 sq ft; Parcel number M2092015
• HOA & community: Located in Pine Ridge Park (mobile home park); Lot rent: $1,025 monthly; Not a senior community

Exterior

• Parking: Driveway; Garage available
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park; Residential property (not attached); Single-level living; Built by Fleetwood (1999)
• Construction: Composition roof; Pillar/post/pier foundation with skirting; Built in 1999
• Exterior features: Tool shed; Yard; T-111 siding; Level lot with trees; Concrete and paved road access

Interior

• Kitchen: Dishwasher; Free-standing refrigerator
• Bedrooms: Primary bedroom on the main level with closet; Second bedroom on the main level with closet
• Flooring: Wall-to-wall carpet
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Heat pump; Wood stove; EnergyStar air conditioning
• Interior features: Main-floor living with accessibility features; Laundry area with washer/dryer; Skylights; Wall-to-wall carpet; Vinyl-framed windows; Crawl space foundation; Wood-burning fireplace with insert (1)
• Laundry & utility: Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.9% in Aloha — 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 84/100 on livability (#33 in OR, #785 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• Beaverton SD 48J (urban): math 68% / reading 76% proficiency, ranked #3 of 58 in OR (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hazeldale Elementary School (math 50% / reading 70%, grade B-, #62 of 412 statewide, top 18%, 429 students, 65% FRL); Mountain View Middle School (math 30% / reading 50%, grade F, #43 of 128 statewide, top 34%, 887 students, 64% FRL); Aloha High School (1,686 students, 66% FRL) — zoned schools average 65% FRL vs 31% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 72% district-wide (-22 pts) — the specific schools serving this property underperform the Beaverton SD 48J average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.8%/yr); 480 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $816 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $118k implies a 392% gain — meaningful room to come down on a strong offer.

Recommended offer $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.57%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (median comp): $95,000
• List price: $118,000
• Delta: 24.21%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6900 SW 195th Ave	0.14mi	2/2.0	1,248 (+6%)	9mo	$65,000	$52	75
6900 SW 195th Ave #205	0.17mi	2/2.0	1,152 (-2%)	21mo	$82,000	$71	72
6900 SW 195th Ave #115	0.09mi	3/2.0 (+1)	1,344 (+15%)	15mo	$130,000	$97	54

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: 19.5%
• Equity multiple: 1.76×
• Total profit: $25,183
• Equity at exit: $17,594

10-year hold

• IRR: 25.7%
• Equity multiple: 2.94×
• Total profit: $64,048
• Equity at exit: $10,202

Cash invested: $33,040 (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 97007

• Rents YoY: -1.8%
• Active inventory: 480
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$619
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $787

Break-even live

Break-even rent $984

Max offer price $118,000

Occupancy floor 55%

Sensitivity live

Price	-10% $853	-5% $820	+0% $787	+5% $753	+10% $720
Rent	-10% $630	-5% $708	+0% $787	+5% $865	+10% $943
Rate	-1.0pp $846	-0.5pp $817	base $787	+0.5pp $756	+1.0pp $725

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19000 SW Strickland Dr Beaverton, OR	3.0	2.5	1428	$2,800	$1.96	26d	1	0.11mi
18663 SW Mcclarey Dr Unit 25 Beaverton, OR	2.0	2.0	967	$1,545	$1.60	46d	1	0.38mi
18619 SW Mcclarey Dr Beaverton, OR	2.0	2.0	967	$1,645	$1.70	22d	1	0.42mi
18850 SW Farmington Rd Beaverton, OR	1.0–3.0	1.0–1.5	800	$1,760	$2.20	0d	4	0.42mi
18700 SW Farmington Rd Beaverton, OR	2.0	1.0	884	$1,575	$1.78	46d	1	0.44mi
6275 SW 188th Ct Unit 312-05 Beaverton, OR	2.0	1.0	845	$1,315	$1.56	46d	1	0.45mi
6275 SW 188th Ct Unit 312-06 Beaverton, OR	2.0	1.0	845	$1,315	$1.56	5d	1	0.45mi
6300 SW 188th Ct Beaverton, OR	1.0–2.0	1.0	766	$1,614	$2.11	0d	10	0.52mi
6252 SW 182nd Ter Beaverton, OR	2.0	2.5	1307	$2,190	$1.68	46d	1	0.68mi
7366 SW 204th Ave Aloha, OR	2.0–3.0	2.0	1081	$1,675	$1.55	0d	4	0.69mi
6220 SW 182nd Ter Beaverton, OR	2.0	2.5	1276	$2,150	$1.68	14d	1	0.69mi
18150 SW Rosa Rd Beaverton, OR	1.0–2.0	1.0	835	$1,750	$2.10	0d	7	0.80mi
6443 SW 208th Ter Beaverton, OR	3.0	2.5	1456	$2,450	$1.68	10d	1	0.96mi
5660 SW 180th Ave Beaverton, OR	2.0	1.5	992	$1,445	$1.46	0d	3	0.98mi
20452 SW Rosa Dr Beaverton, OR	3.0	1.5	1278	$2,150	$1.68	46d	1	1.02mi
5500 SW 180th Ave Beaverton, OR	1.0–3.0	1.0–2.0	905	$1,615	$1.78	4d	4	1.04mi
17340 SW Oak St Aloha, OR	2.0	1.0–1.5	987	$1,779	$1.80	0d	2	1.10mi
5160 SW 180th Ave #2 Beaverton, OR	2.0	1.0	862	$1,450	$1.68	46d	1	1.16mi
17851 SW Kinnaman Rd Beaverton, OR	2.0	1.0–2.0	896	$1,560	$1.74	26d	6	1.27mi
5286 SW 174th Ter Unit 5286 Beaverton, OR	2.0	1.5	990	$1,895	$1.91	0d	1	1.30mi
4600 SW 182nd Ave Beaverton, OR	3.0	1.0	988	$2,400	$2.43	24d	1	1.40mi

Listing history 17 events

1. 2026-06-21
   days on market $118,000 Active 39 DOM
2. 2026-06-18
   days on market $118,000 Active 36 DOM
3. 2026-06-17
   days on market $118,000 Active 35 DOM
4. 2026-06-16
   days on market $118,000 Active 34 DOM
5. 2026-06-15
   days on market $118,000 Active 33 DOM
6. 2026-06-13
   days on market $118,000 Active 31 DOM
7. 2026-06-09
   days on market $118,000 Active 27 DOM
8. 2026-06-08
   days on market $118,000 Active 26 DOM
9. 2026-06-07
   days on market $118,000 Active 25 DOM
10. 2026-06-05
    days on market $118,000 Active 22 DOM
11. 2026-06-03
    days on market $118,000 Active 21 DOM
12. 2026-06-02
    days on market $118,000 Active 20 DOM
13. 2026-06-01
    days on market $118,000 Active 19 DOM
14. 2026-05-31
    days on market $118,000 Active 18 DOM
15. 2026-05-13
    listed $118,000 Active 1236-char remark
16. 1990-12-07
    soldstatus $24,000
17. 1990-11-09
    soldstatus $9,500

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,308 · $109/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $23,751
• − Mortgage interest: −$6,610
• − Property taxes: −$1,308
• − Insurance: −$590
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$3,433
• Taxable income: $8,010
• Est. tax owed @ 24.0%: −$1,922
• After-tax cash flow: $7,517/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: Beaverton SD 48J
• NCES district ID: 4101920
• Math proficiency: 68% ▲ 14.00%
• Reading proficiency: 76% ▲ 11.00%
• Median HH income: $67,966
• Composite: 62.72/100
• National rank: #672
• State rank: #3 of 58 in OR

Livability — Aloha

• Score: 84/100
• State rank: #33
• US rank: #785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 53,604
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 47,895
• Household income: $123,533
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1053.0

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 0.58)
• Race & ethnicity: White 62% Asian 14% Two or more races 13% Hispanic / Latino 12% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Portuguese 4% Slovak 2%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 8% Other Indo-European 4% 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: ▼ -305.36%
• Current HPI: 285.2719
• Rent YoY: ▼ -1.78%
• 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

+1142.1% since first listed

3 events — show timeline

• 2026-05-13 Listed $118,000 RMLS
• 1990-12-07 Sold (Public Records) $24,000 Public Records
• 1990-11-09 Sold (Public Records) $9,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,308 · +4.3% YoY. Source: county tax records.