8300 NE Quatama St #81 · Hillsboro, OR 97006

$148,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 51 Days on market

Built 1994 $114/sqft · 5% below area Est $143k · at est.

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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
• ARV discount +6.1/15.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All-ages Manufactured Home Park. Lot rent $970/month - Motivated Seller - Come in- Fall in love, and make an offer! Bright, open, and backs up to green space. This inviting doublewide manufactured home is well-maintained. Split floor plan with two bedrooms and a bathroom at one end and the primary bedroom with attached bathroom at the other end of the home. WIFI smart kitchen appliances- refrigerator, free standing range, and washer & dryer are only 5 yrs old. Water heater 2 yrs. old. 2025 heat pump/ cooling system. Large back yard and raised garden area. This home is PRICED TO SELL QUICKLY!

Key facts

• Raised garden area
• 2 garage spots
• Built 1994

Tags

• BACKS UP TO GREEN SPACE
• WIFI SMART KITCHEN APPLIANCES
• RAISED GARDEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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); 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 $1k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $83k; list at $148k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $143,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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?
4. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.53%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $143,419
• List price: $148,000
• Delta: 3.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8300 NE Quatama St #171	0.14mi	3/2.0	1,296 (0%)	14mo	$185,500	$143	82
8300 NE Quatama St #102	0.14mi	3/2.0	1,236 (-5%)	10mo	$140,000	$113	78
8300 NE Quatama St #48	0.11mi	3/2.0	1,232 (-5%)	14mo	$169,000	$137	75
8300 NE Quatama St #76	0.00mi	2/2.0 (-1)	1,114 (-14%)	1mo	$107,000	$96	70
100 SW 195th Ave #104	0.55mi	3/2.0	1,296 (0%)	12mo	$130,000	$100	64
100 SW 195th Ave #71	0.67mi	2/2.0 (-1)	1,248 (-4%)	8mo	$126,000	$101	51
100 SW 195th Ave #4	0.55mi	2/2.0 (-1)	1,440 (+11%)	0mo	$139,000	$97	51
100 SW 195th Ave #199	0.67mi	2/2.0 (-1)	1,248 (-4%)	11mo	$107,000	$86	48
100 SW 195th Ave #9	0.55mi	3/2.0	1,440 (+11%)	10mo	$145,000	$101	48
100 SW 195th Ave #45	0.67mi	2/2.0 (-1)	1,248 (-4%)	14mo	$148,000	$119	46
100 SW 195th Ave #90	0.67mi	3/2.0	1,488 (+15%)	1mo	$46,000	$31	44
100 SW 195th Ave #177	0.55mi	3/2.0	1,450 (+12%)	14mo	$133,000	$92	43

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: 15.9%
• Equity multiple: 1.62×
• Total profit: $25,486
• Equity at exit: $22,067

10-year hold

• IRR: 22.3%
• Equity multiple: 2.66×
• Total profit: $68,643
• Equity at exit: $12,796

Cash invested: $41,440 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$776
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $882

Break-even live

Break-even rent $1,155

Max offer price $148,000

Occupancy floor 56%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 NE 79th Ave Unit 337/204 Hillsboro, OR	2.0	2.0	1056	$1,799	$1.70	3d	1	0.15mi
399 NE 79th Ave Beaverton, OR	2.0	2.0	1000	$1,799	$1.80	7d	1	0.16mi
421 NE 80th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	842	$1,899	$2.25	1d	19	0.17mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	20d	1	0.19mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	43d	1	0.20mi
177 NW 208th Ave Beaverton, OR	4.0	2.5	1824	$2,700	$1.48	24d	1	0.21mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	43d	1	0.24mi
8712 NE Delamere Way Beaverton, OR	3.0	2.5	1556	$2,400	$1.54	10d	1	0.32mi
7894 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,495	$1.45	24d	1	0.32mi
8041 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,300	$1.34	24d	1	0.32mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	43d	1	0.32mi
123 NE 75th Ave Hillsboro, OR	3.0	3.0	1781	$2,295	$1.29	24d	1	0.34mi
8113 NE Rockne Way Beaverton, OR	3.0	2.5	1719	$2,550	$1.48	43d	1	0.34mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	43d	1	0.35mi
8650 NE Trailwalk Dr Hillsboro, OR	1.0–3.0	1.0–2.0	963	$2,090	$2.17	1d	29	0.36mi
303 NE Natalie St Hillsboro, OR	3.0	2.5	1632	$2,400	$1.47	43d	1	0.37mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	24d	1	0.37mi
279 NE Natalie St Hillsboro, OR	3.0	3.0	1632	$2,490	$1.53	24d	1	0.37mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	21d	1	0.39mi
610 NE Garswood Ln Beaverton, OR	3.0	2.5	1528	$2,349	$1.54	43d	1	0.39mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	0.39mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	0.39mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	14d	1	0.40mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	43d	1	0.42mi
7414 NE Shaleen St Hillsboro, OR	3.0	2.5	1419	$2,400	$1.69	10d	1	0.42mi
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$2,195	$2.37	3d	17	0.44mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	16d	1	0.51mi
8646 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1200	$2,145	$1.79	43d	1	0.51mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	3d	1	0.51mi
8641 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1156	$1,945	$1.68	43d	1	0.53mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,581	$2.53	2d	19	0.56mi
1090 NE 91st Ave Hillsboro, OR	1.0–2.0	1.0–2.0	823	$2,270	$2.76	3d	16	0.62mi
456 SW 203rd Ter Beaverton, OR	4.0	2.5	1727	$2,925	$1.69	43d	1	0.62mi
7261 NE Stoneybrook St Hillsboro, OR	2.0	2.5	1213	$2,200	$1.81	24d	1	0.63mi
762 SW 206th Pl Beaverton, OR	2.0	1.5	1018	$1,690	$1.66	43d	1	0.64mi
770 NE 72nd Ave Hillsboro, OR	3.0	2.5	1647	$2,350	$1.43	20d	1	0.68mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	20d	1	0.69mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	16d	1	0.69mi
7399 NE Stonewater St Hillsboro, OR	2.0	2.0	1118	$2,245	$2.01	24d	1	0.69mi
720 SE Oak Glen Way Hillsboro, OR	1.0–3.0	1.0–2.0	855	$2,045	$2.39	4d	7	0.71mi

Listing history 16 events

1. 2026-06-09
   statusdays on market $148,000 Pending 51 DOM
2. 2026-06-08
   days on market $148,000 Active 50 DOM
3. 2026-06-07
   days on market $148,000 Active 49 DOM
4. 2026-06-05
   days on market $148,000 Active 46 DOM
5. 2026-06-03
   days on market $148,000 Active 45 DOM
6. 2026-06-02
   days on market $148,000 Active 44 DOM
7. 2026-06-01
   days on market $148,000 Active 43 DOM
8. 2026-05-31
   days on market $148,000 Active 42 DOM
9. 2026-04-19
   listed $148,000 Active 602-char remark

   Show marketing remark (602 chars)

   All-ages Manufactured Home Park. Lot rent $970/month - Motivated Seller - Come in- Fall in love, and make an offer! Bright, open, and backs up to green space. This inviting doublewide manufactured home is well-maintained. Split floor plan with two bedrooms and a bathroom at one end and the primary bedroom with attached bathroom at the other end of the home. WIFI smart kitchen appliances- refrigerator, free standing range, and washer & dryer are only 5 yrs old. Water heater 2 yrs. old. 2025 heat pump/ cooling system. Large back yard and raised garden area. This home is PRICED TO SELL QUICKLY!

10. 2020-07-23
    soldstatus $83,000 Sold 249-char remark

    Show marketing remark (249 chars)

    Move in ready manufactured home in desired location near shopping and public transit (.3 miles to Quatama/NW 205th Ave station). 3 bedroom 2 full baths, walk-in master closet, storage shed and much more! Financing available. Space rent is $685/month

11. 2020-06-14
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Move in ready manufactured home in desired location near shopping and public transit (.3 miles to Quatama/NW 205th Ave station). 3 bedroom 2 full baths, walk-in master closet, storage shed and much more! Financing available. Space rent is $685/month

12. 2020-04-29
    price $87,000 249-char remark

    Show marketing remark (249 chars)

    Move in ready manufactured home in desired location near shopping and public transit (.3 miles to Quatama/NW 205th Ave station). 3 bedroom 2 full baths, walk-in master closet, storage shed and much more! Financing available. Space rent is $685/month

13. 2020-03-26
    price $90,000 249-char remark

    Show marketing remark (249 chars)

    Move in ready manufactured home in desired location near shopping and public transit (.3 miles to Quatama/NW 205th Ave station). 3 bedroom 2 full baths, walk-in master closet, storage shed and much more! Financing available. Space rent is $685/month

14. 2020-03-26
    price $91,000 249-char remark

    Show marketing remark (249 chars)

    Move in ready manufactured home in desired location near shopping and public transit (.3 miles to Quatama/NW 205th Ave station). 3 bedroom 2 full baths, walk-in master closet, storage shed and much more! Financing available. Space rent is $685/month

15. 2020-03-06
    listed $94,000 Active 249-char remark

    Show marketing remark (249 chars)

    Move in ready manufactured home in desired location near shopping and public transit (.3 miles to Quatama/NW 205th Ave station). 3 bedroom 2 full baths, walk-in master closet, storage shed and much more! Financing available. Space rent is $685/month

16. 1997-10-20
    soldstatus $46,900

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$536/yr (+$45/mo · 59.5%)

ⓘ 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: $27,259
• − Mortgage interest: −$8,290
• − Property taxes: −$900
• − Insurance: −$740
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$4,305
• Taxable income: $8,662
• Est. tax owed @ 24.0%: −$2,079
• After-tax cash flow: $8,502/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

+215.6% since first listed

8 events — show timeline

• 2026-04-19 Listed $148,000 RMLS
• 2020-07-23 Sold (MLS) $83,000 RMLS
• 2020-06-14 Pending — RMLS
• 2020-04-29 Price Changed $87,000 RMLS
• 2020-03-26 Price Changed $90,000 RMLS
• 2020-03-26 Price Changed $91,000 RMLS
• 2020-03-06 Listed $94,000 RMLS
• 1997-10-20 Sold (Public Records) $46,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $900 · +1.7% YoY. Source: county tax records.