20305 SW 70th Ave · Tualatin, OR 97062

$350,000

3 bd · 2.0 ba · 1,813 sqft · SingleFamily public records · 3 Days on market

Built 1979 7,405 sqft lot Est $586k · 40% under

---

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 +15.0/15.0
• Cash flow +10.4/30.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

A great opportunity to bring this spacious one level home on a 10,000+ square foot lot back to life. Whether you are looking for your next project to flip or a project to make your own, this home has a ton of upside potential. Located in a well established neighborhood in Tualatin, with quick access to shopping, dining, and freeway. Bring your imagination and your tool belt, this one is sure to get snagged quickly!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Lot roughly 0.17 acres (7,000–9,999 sq ft range)
• HOA & community: Not a senior community

Exterior

• Parking: Driveway; On-street parking; Attached 2-car garage
• Utilities: Gas fuel; Public water; Public sewer
• Home design: Single-family residence; Residential property; Fixer condition; Main level living area of 1,813 (public record)
• Construction: Built in 1979; Composition roof; Concrete perimeter foundation
• Exterior features: Wood siding; Paved road access; Public road frontage

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom (Main level); 2nd bedroom (Main level); 3rd bedroom (Main level)
• Bathrooms: 3 full bathrooms (all on main level)
• Heating & cooling: Forced air heating; No central air
• Interior features: Wood-burning fireplace (1); Crawl space basement; Sunken living room; Family room; Dining room; Great room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (18.5% below list).
• Recommended offer: $285k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.6% in Tualatin — 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 86/100 on livability (#16 in OR, #355 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: 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: Bridgeport Elementary School (math 30% / reading 75%, grade C-, #90 of 412 statewide, top 22%, 471 students, 44% FRL); Hazelbrook Middle School (math 54% / reading 62%, grade B, #20 of 128 statewide, top 15%, 877 students, 35% FRL); Tualatin High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 1,747 students, 25% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 144 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).
• This rent runs 32% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $350k implies a 324% gain — meaningful room to come down on a strong offer.

Recommended offer $285,279 (18.5% 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. Built in 1979 — 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. 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: 0.82% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $585,599
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20305 SW 70th Ave	0.00mi	4/3.0 (+1)	1,813 (0%)	0mo	$432,000	$238	91
20124 SW 69th St	0.13mi	3/3.0	1,869 (+3%)	7mo	$570,000	$305	79
20023 SW 71st Ave	0.17mi	3/2.0	1,688 (-7%)	9mo	$480,105	$284	73
20227 SW 71st Ave	0.09mi	4/2.0 (+1)	1,652 (-9%)	8mo	$555,000	$336	69
7010 SW Barr Ln	0.45mi	4/3.0 (+1)	1,908 (+5%)	10mo	$650,000	$341	53
7247 SW Tenino Ln	0.14mi	3/3.0	2,071 (+14%)	20mo	$636,000	$307	49
21132 SW Martinazzi Ave	0.72mi	3/3.0	1,876 (+4%)	11mo	$570,000	$304	47
5785 SW Calusa Loop	0.75mi	3/2.0	1,986 (+10%)	10mo	$664,255	$334	41
8320 SW Chelan St	0.66mi	3/3.0	1,994 (+10%)	10mo	$585,000	$293	41
19752 SW 57th Ave	0.74mi	3/3.0	1,951 (+8%)	14mo	$630,000	$323	37
5756 SW Joshua St	0.74mi	3/2.0	1,921 (+6%)	23mo	$700,000	$364	37
21710 SW 75th Ave	0.66mi	4/2.0 (+1)	1,923 (+6%)	22mo	$1,030,000	$536	36

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-77,008
• Equity at exit: $52,186

10-year hold

• IRR: -29.7%
• Equity multiple: -0.17×
• Total profit: $-114,573
• Equity at exit: $30,262

Cash invested: $98,000 (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 97062

• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,853 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$461 /mo · $5,528/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-188

Break-even live

Break-even rent $3,091

Max offer price $316,745

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-89	+0% $-188	+5% $-287	+10% $-386
Rent	-10% $-414	-5% $-301	+0% $-188	+5% $-76	+10% $37
Rate	-1.0pp $-12	-0.5pp $-99	base $-188	+0.5pp $-279	+1.0pp $-371

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20109 SW 71st Ave Tualatin, OR	4.0	3.0	2100	$3,200	$1.52	16d	1	0.14mi
6655 SW Nyberg Ln Tualatin, OR	3.0	1.0–2.0	934	$2,825	$3.02	3d	5	0.73mi
20310 SW Boones Ferry Rd Tualatin, OR	4.0	2.0	1530	$2,975	$1.94	12d	1	0.97mi
18049 SW Lower Boones Ferry Rd King City, OR	3.0	1.0–2.0	974	$3,372	$3.46	3d	20	1.30mi
9215 SW Sweek Dr Tualatin, OR	3.0	2.5	1600	$2,795	$1.75	4d	1	1.48mi

Listing history 2 events

1. 2026-05-20
   listed $350,000 Active
2. 1982-03-01
   soldstatus $82,500

ⓘ 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: $5,528 · $461/mo
• Projected year-2 tax: $5,528 · $461/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 ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,233
• − Mortgage interest: −$19,605
• − Property taxes: −$5,528
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − Depreciation: −$10,182
• Taxable loss: −$8,309
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-265/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: 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 — Tualatin

• Score: 86/100
• State rank: #16
• US rank: #355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tualatin, OR
• County: Washington County · 583,254 people
• City population: 28,930
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,930
• Household income: $105,407
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 14% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Italian 4% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -346.49%
• Current HPI: 279.0431
• Rent YoY: ▼ -3.03%
• 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

+324.2% since first listed

2 events — show timeline

• 2026-05-20 Listed $350,000 RMLS
• 1982-03-01 Sold (Public Records) $82,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $5,528 · +10.1% YoY. Source: county tax records.