17736 NW Shady Fir Loop · Beaverton, OR 97006

$223,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 39 Days on market

Built 1993 Good condition Est $160k · 39% over

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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 +17.3/30.0
• Schools +6.3/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

1993 Golden West Manufactured Home location: Beaverton "Springwood Estates. " List Price $223,000. 3 Bedroom 2 bath, 1404 sqft. Vaulted ceilings a great floor plan, including glass sliding door from the dinning room leading to a large deck that over looks one of the largest yards in this park "Great for entertaining. " Spacious kitchen with lots of cupboard space and cabinets plus a breakfast nook that face the front yard so you can enjoy your coffee or tea in the mornings with a beautiful view of the outdoors. Primary bedroom includes walk-in closet, connecting bathroom with soaking tub and walk-in shower. The laundry room area is next to the entrance to the garage. Out

Key facts

• Walk-in closet
• Soaking tub
• Spacious kitchen

Tags

• GLASS SLIDING DOOR
• LARGE TREX DECK
• SPACIOUS KITCHEN
• KITCHEN NOOK
• WALK-IN CLOSET
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $223k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (3.2% below list).
• Recommended offer: $216k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.2% in Beaverton — 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 88/100 on livability (#10 in OR, #251 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D, cost of living F.
• 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: Elmonica Elementary School (math 64% / reading 84%, grade A, #23 of 412 statewide, top 7%, 413 students, 41% FRL); Five Oaks Middle School (math 44% / reading 74%, grade B, #17 of 128 statewide, top 14%, 781 students, 49% FRL); Westview High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 2,442 students, 29% FRL).
• 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 19d 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 $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,921 (3.2% 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. Schools are A-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?
4. 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?
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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $160,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17736 NW Shady Fir Loop	0.00mi	3/2.0	1,404 (0%)	1mo	$220,000	$157	99
17660 SW Bunker Oak Rd	0.40mi	3/2.0	1,380 (-2%)	2mo	$165,600	$120	77
874 SW Liberty Bell Dr	0.27mi	3/2.0	1,448 (+3%)	10mo	$165,000	$114	74
17436 NW Shady Fir Loop	0.07mi	3/2.0	1,344 (-4%)	19mo	$200,000	$149	74
17730 SW Independence Way #253	0.26mi	3/2.0	1,488 (+6%)	10mo	$130,000	$87	69
17500 NW Shady Fir Loop	0.14mi	3/2.0	1,536 (+9%)	12mo	$241,000	$157	68
905 SW Liberty Bell Dr	0.29mi	3/2.0	1,447 (+3%)	19mo	$130,000	$90	66
17643 NW Shady Fir Loop	0.09mi	3/2.0	1,530 (+9%)	19mo	$174,900	$114	65
520 SW Georgetown Way	0.53mi	4/2.0 (+1)	1,344 (-4%)	2mo	$75,000	$56	62
375 SW Liberty Bell Dr	0.38mi	2/2.0 (-1)	1,311 (-7%)	15mo	$90,000	$69	54
17614 SW Richmond Way	0.42mi	4/2.0 (+1)	1,512 (+8%)	16mo	$93,000	$62	49
17620 SW Richmond Way	0.42mi	3/2.0	1,200 (-14%)	9mo	$125,500	$105	49

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-31,943
• Equity at exit: $33,250

10-year hold

• IRR: -12.1%
• Equity multiple: 0.38×
• Total profit: $-38,632
• Equity at exit: $19,281

Cash invested: $62,440 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,345/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $165

Break-even live

Break-even rent $1,951

Max offer price $223,000

Occupancy floor 87%

Sensitivity live

Price	-10% $319	-5% $242	+0% $165	+5% $88	+10% $11
Rent	-10% $-6	-5% $79	+0% $165	+5% $250	+10% $335
Rate	-1.0pp $277	-0.5pp $221	base $165	+0.5pp $107	+1.0pp $48

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17565 NW Woodmere Ct Beaverton, OR	3.0	2.0	1519	$2,500	$1.65	45d	1	0.27mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$1,949	$2.03	3d	5	0.51mi
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	25d	1	0.54mi
17152 SW Whitley Way Beaverton, OR	2.0	2.5	1260	$2,275	$1.81	17d	1	0.57mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$2,332	$2.55	3d	13	0.58mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	45d	1	0.59mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	25d	1	0.59mi
900 SW 179th Ave Beaverton, OR	4.0	2.0	1356	$2,450	$1.81	9d	1	0.59mi
17040 SW Whitley Way #203 Beaverton, OR	2.0	1.5	1200	$1,695	$1.41	45d	1	0.59mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	13d	1	0.60mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	830	$1,815	$2.19	3d	9	0.61mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	25d	1	0.62mi
17030 SW Baseline Rd Beaverton, OR	2.0	1.0	680	$1,671	$2.46	13d	1	0.62mi
1050 SW 170th Ave #201 Beaverton, OR	3.0	2.5	1524	$2,395	$1.57	19d	1	0.64mi
18405 SW Stepping Stone Dr #43 Beaverton, OR	3.0	2.5	1553	$2,275	$1.46	18d	1	0.65mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$3,426	$4.10	3d	221	0.67mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	25d	1	0.69mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	25d	1	0.69mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	45d	1	0.71mi
1285 NW 183rd Ave Beaverton, OR	2.0	2.0	888	$1,670	$1.88	3d	1	0.71mi
1285 NW 183rd Ave Unit 39 Beaverton, OR	2.0	2.0	893	$1,695	$1.90	19d	1	0.71mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	4d	1	0.72mi
17634 SW September Ln Beaverton, OR	3.0	2.5	1582	$2,345	$1.48	19d	1	0.72mi
1255 NW 183rd Ave Unit 23 Beaverton, OR	2.0	2.0	883	$1,645	$1.86	21d	1	0.73mi
17472 SW Jay St Beaverton, OR	3.0	2.5	1537	$2,300	$1.50	45d	1	0.75mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,482	$2.56	3d	20	0.75mi
915 SW 163rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	786	$1,810	$2.30	45d	12	0.75mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	25d	1	0.77mi
1815 NW 173rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	768	$2,068	$2.69	3d	13	0.80mi
915 SW 163rd Ave Unit 718 Beaverton, OR	2.0	2.0	913	$1,675	$1.83	9d	1	0.80mi
915 SW 163rd Ave Unit 527 Beaverton, OR	2.0	2.0	913	$1,625	$1.78	9d	1	0.80mi
915 SW 163rd Ave Unit 2314 Beaverton, OR	2.0	2.0	913	$1,725	$1.89	3d	1	0.80mi
915 SW 163rd Ave Unit 132 Beaverton, OR	2.0	2.0	913	$1,635	$1.79	25d	1	0.80mi
17461 SW Rose Petal Ln Beaverton, OR	3.0	2.5	1504	$2,295	$1.53	45d	1	0.81mi
600 NW Island Ter Beaverton, OR	1.0–2.0	1.0–2.0	828	$2,318	$2.80	4d	11	0.81mi
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,622	$1.65	9d	6	0.81mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$2,290	$3.14	3d	26	0.85mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,790	$1.78	45d	1	0.88mi
16275 SW Gage Ln Beaverton, OR	3.0	2.5	1505	$2,550	$1.69	17d	1	0.89mi
1614 SW 172nd Ter Beaverton, OR	2.0	2.5	1498	$2,195	$1.47	45d	1	0.90mi

Listing history 3 events

1. 2026-04-01
   status Pending
2. 2026-03-19
   historical Active with Bumpable Contingency
3. 2026-02-21
   listed $223,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,911
• − Mortgage interest: −$12,491
• − Property taxes: −$3,345
• − Insurance: −$1,115
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$6,487
• Taxable loss: −$1,674
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $2,378/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good roof and exterior. It has a good kitchen and bathrooms, and the interior walls and paint are in good condition. The flooring and systems are also in good condition. The home has a good curb appeal and is move-in ready.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Both Replace worn-out flooring — Improves aesthetics and functionality
• Both Update kitchen cabinets — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn-out flooring — Improves aesthetics and functionality ↑
• Both Update kitchen cabinets — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Beaverton

• Score: 88/100
• State rank: #10
• US rank: #251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 204,753
• 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

3 events — show timeline

• 2026-04-01 Pending — RMLS
• 2026-03-19 Contingent — RMLS
• 2026-02-21 Listed $223,000 RMLS