100 SW 195th Ave #112 · Hillsboro, OR 97006

$103,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 42 Days on market

Built 1986 $68/sqft · 12% below area Est $117k · 12% under $1318/mo HOA · 55% of rent ↓ 16% 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).

• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• Cash flow +9.4/30.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 2bed/2ba, Fleetwood situated towards the back of the desirable Seminole Estates gated community. Inside you'll enjoy abundant natural light, vaulted ceilings in the living room, bountiful storage in the large kitchen with an island, a second living room with backyard nature views and an oversized utility room. The home has a large primary suite with a soaking tub and newer custom Venetian blinds. Outside, the deck has a fresh coat of paint, the yard has low-maintenance landscaping and there is a shed for extra storage. A workshop with electrical is ready for you and any projects. Newer HVAC. This home has so much to offer and you truly must see it! Appliances stay! The newly updated clubhouse also features a gym, library, game room, meeting hall, and kitchen. Monthly space rent includes water/sewer. Park allows 2 pets under 30lbs.

Key facts

• Fleetwood home
• Vaulted ceilings
• 2 garage spots

Tags

• FLEETWOOD HOME
• ABUNDANT NATURAL LIGHT
• VAULTED CEILINGS
• LARGE KITCHEN WITH ISLAND
• BACKYARD NATURE VIEWS
• OVERSIZED UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $103k.

Deal economics

• At list price, monthly cash flow is $-73 ($-878/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $90k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $712 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.

Recommended offer $90,075 (12.5% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.33% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 3.6

CMA / ARV

• ARV (median comp): $117,031
• List price: $103,000
• Delta: -11.99%
• Verdict: UNDERPRICED
• Comps: 17 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	0.12mi	3/2.0	1,488 (-2%)	1mo	$46,000	$31	91
100 SW 195th Ave #157	0.00mi	2/2.0 (-1)	1,536 (+2%)	6mo	$102,000	$66	88
100 SW 195th Ave #4	0.00mi	2/2.0 (-1)	1,440 (-5%)	0mo	$139,000	$97	87
100 SW 195th Ave #63	0.12mi	3/2.0	1,512 (0%)	10mo	$120,000	$79	86
100 SW 195th Ave #31	0.12mi	2/2.0 (-1)	1,536 (+2%)	2mo	$79,900	$52	85
100 SW 195th Ave #9	0.00mi	3/2.0	1,440 (-5%)	10mo	$145,000	$101	84
100 SW 195th Ave #192	0.12mi	2/2.0 (-1)	1,536 (+2%)	13mo	$89,000	$58	76
100 SW 195th Ave #104	0.00mi	3/2.0	1,296 (-14%)	12mo	$130,000	$100	66
8300 NE Quatama St #210	0.66mi	3/2.0	1,512 (0%)	6mo	$180,000	$119	64
8300 NE Quatama St #90	0.55mi	3/2.0	1,620 (+7%)	12mo	$60,000	$37	53
8300 NE Quatama St #171	0.41mi	3/2.0	1,296 (-14%)	14mo	$185,500	$143	45
8300 NE Quatama St #14	0.55mi	3/2.0	1,728 (+14%)	14mo	$212,000	$123	39

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: -31.2%
• Equity multiple: 0.04×
• Total profit: $-27,575
• Equity at exit: $15,358

10-year hold

• IRR: —
• Equity multiple: -0.87×
• Total profit: $-53,909
• Equity at exit: $8,906

Cash invested: $28,840 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,400 high
• Mortgage (P&I): −$540
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$43
• HOA: −$1,318
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-73

Break-even live

Break-even rent $2,493

Max offer price $90,075

Occupancy floor 98%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$2,195	$2.37	3d	17	0.17mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	14d	1	0.18mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	0.19mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	23d	1	0.20mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	20d	1	0.22mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	16d	1	0.22mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	0.22mi
456 SW 203rd Ter Beaverton, OR	4.0	2.5	1727	$2,925	$1.69	43d	1	0.23mi
610 NE Garswood Ln Beaverton, OR	3.0	2.5	1528	$2,349	$1.54	43d	1	0.31mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	21d	1	0.32mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$2,300	$2.56	1d	19	0.33mi
177 NW 208th Ave Beaverton, OR	4.0	2.5	1824	$2,700	$1.48	23d	1	0.34mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	43d	1	0.35mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	43d	1	0.35mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	43d	1	0.36mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	16d	1	0.37mi
8712 NE Delamere Way Beaverton, OR	3.0	2.5	1556	$2,400	$1.54	10d	1	0.37mi
19584 SW Jessica Ct Beaverton, OR	4.0	2.5	2238	$3,245	$1.45	43d	1	0.38mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	3d	1	0.42mi
8650 NE Trailwalk Dr Hillsboro, OR	1.0–3.0	1.0–2.0	963	$2,090	$2.17	1d	29	0.46mi
20018 SW Monson St Beaverton, OR	3.0	2.5	1484	$2,395	$1.61	43d	1	0.52mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	20d	1	0.53mi
20959 SW Edgemont St Beaverton, OR	3.0	2.5	2020	$2,825	$1.40	23d	1	0.55mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,581	$2.53	2d	19	0.57mi
8646 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1200	$2,145	$1.79	43d	1	0.62mi
8641 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1156	$1,945	$1.68	43d	1	0.64mi
9950 NE Gibbs Dr Hillsboro, OR	4.0	1.0–2.0	1299	$3,366	$2.59	3d	62	0.64mi
1390 NE Compton Dr Hillsboro, OR	1.0–2.0	1.0–2.0	862	$3,060	$3.55	1d	344	0.66mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	43d	1	0.68mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	43d	1	0.69mi
20849 SW Longacre St Beaverton, OR	3.0	2.0	1160	$2,399	$2.07	43d	1	0.69mi
331 NE 79th Ave Unit 337/204 Hillsboro, OR	2.0	2.0	1056	$1,799	$1.70	3d	1	0.70mi
8113 NE Rockne Way Beaverton, OR	3.0	2.5	1719	$2,550	$1.48	43d	1	0.72mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	3d	1	0.73mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	23d	1	0.73mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	43d	1	0.73mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	23d	1	0.74mi
8041 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,300	$1.34	23d	1	0.75mi
7894 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,495	$1.45	23d	1	0.77mi
303 NE Natalie St Hillsboro, OR	3.0	2.5	1632	$2,400	$1.47	43d	1	0.79mi

HOA detail

• Monthly dues: $1,318 · $15,816/yr
• Likely covers: watersewerelectriclandscapinggymsecurity

Listing history 12 events

1. 2026-05-16
   price $103,000 872-char remark

   Show marketing remark (872 chars)

   Welcome home to this spacious 2bed/2ba, Fleetwood situated towards the back of the desirable Seminole Estates gated community. Inside you'll enjoy abundant natural light, vaulted ceilings in the living room, bountiful storage in the large kitchen with an island, a second living room with backyard nature views and an oversized utility room. The home has a large primary suite with a soaking tub and newer custom Venetian blinds. Outside, the deck has a fresh coat of paint, the yard has low-maintenance landscaping and there is a shed for extra storage. A workshop with electrical is ready for you and any projects. Newer HVAC. This home has so much to offer and you truly must see it! Appliances stay! The newly updated clubhouse also features a gym, library, game room, meeting hall, and kitchen. Monthly space rent includes water/sewer. Park allows 2 pets under 30lbs.

2. 2026-04-08
   listed $119,000 Active 872-char remark

   Show marketing remark (872 chars)

   Welcome home to this spacious 2bed/2ba, Fleetwood situated towards the back of the desirable Seminole Estates gated community. Inside you'll enjoy abundant natural light, vaulted ceilings in the living room, bountiful storage in the large kitchen with an island, a second living room with backyard nature views and an oversized utility room. The home has a large primary suite with a soaking tub and newer custom Venetian blinds. Outside, the deck has a fresh coat of paint, the yard has low-maintenance landscaping and there is a shed for extra storage. A workshop with electrical is ready for you and any projects. Newer HVAC. This home has so much to offer and you truly must see it! Appliances stay! The newly updated clubhouse also features a gym, library, game room, meeting hall, and kitchen. Monthly space rent includes water/sewer. Park allows 2 pets under 30lbs.

3. 2020-06-30
   soldstatus $82,000 Sold 249-char remark

   Show marketing remark (249 chars)

   Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

4. 2020-05-14
   status Pending 249-char remark

   Show marketing remark (249 chars)

   Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

5. 2020-04-03
   price $95,000 249-char remark

   Show marketing remark (249 chars)

   Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

6. 2020-01-27
   status Active 249-char remark

   Show marketing remark (249 chars)

   Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

7. 2020-01-18
   historical 249-char remark

   Show marketing remark (249 chars)

   Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

8. 2019-10-15
   price $105,000 249-char remark

   Show marketing remark (249 chars)

   Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

9. 2019-09-08
   price $112,000 249-char remark

   Show marketing remark (249 chars)

   Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

10. 2019-08-07
    status Active 249-char remark

    Show marketing remark (249 chars)

    Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

11. 2019-08-05
    historical Active with Bumpable Contingency 249-char remark

    Show marketing remark (249 chars)

    Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

12. 2019-07-01
    listed $122,000 Active 249-char remark

    Show marketing remark (249 chars)

    Hugh rooms, well cared for home with new roof. Lots of storage in this home with den that opens to the backyard deck. Extra large shed with electricity and carport holds 3 cars. Very private back yard. Kitchen has big island and lots of countertops!

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$181/yr (+$15/mo · 22.1%)

ⓘ 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: $28,802
• − Mortgage interest: −$5,770
• − Property taxes: −$819
• − Insurance: −$515
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$15,816
• − Depreciation: −$2,996
• Taxable loss: −$1,722
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $-465/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

-15.6% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $103,000 RMLS
• 2026-04-08 Listed $119,000 RMLS
• 2020-06-30 Sold (MLS) $82,000 RMLS
• 2020-05-14 Pending — RMLS
• 2020-04-03 Price Changed $95,000 RMLS
• 2020-01-27 Relisted — RMLS
• 2020-01-18 Delisted — RMLS
• 2019-10-15 Price Changed $105,000 RMLS
• 2019-09-08 Price Changed $112,000 RMLS
• 2019-08-07 Relisted — RMLS
• 2019-08-05 Contingent — RMLS
• 2019-07-01 Listed $122,000 RMLS

Property tax history

+7.7%/yr

Latest (2025): $819 · +1.7% YoY. Source: county tax records.