6900 SW 195th Ave #168

Aloha, OR 97007

$118,000C+

2 bd · 2.0 ba · 1,172 sqft · Built 1999 · Manufactured · Active · 40 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,524/mo
• Mortgage (P&I): −$619
• Tax + insurance: −$158
• HOA: −$0
• Vac / Maint / Mgmt: −$320
• Net cashflow: $427/mo
• Annual: $5,124/yr
• Cap rate: 10.63%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• 1% rule: 1.29%
• Cash to close: $33,040

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $118k.
• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• It's been on market 40 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• 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.
• 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); 483 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).
• Washington County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $24k; list at $118k implies a 392% gain — meaningful room to come down on a strong offer.
• Cap rate 10.6% 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.
• This rent is only 15% of the median local income ($124k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Questions for listing agent

• It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.