17091 SW Eldorado Dr · King City, OR 97224

$85,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 242 Days on market

Built 1976 Good condition $59/sqft · 10% above area Est $77k · 10% over ↓ 6% since listing

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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
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• ARV discount +3.0/15.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best value in the area - this gorgeous and spacious double-wide manufactured home that is move-in ready with wonderful updates and touches throughout! Nothing to do except to move in and decorate! Extremely well maintained and quiet 2 Bedroom, 2 bath with updated bathrooms and well-kept kitchen, upgraded flooring in main areas, new spacious interior laundry room, large living room and large family room. Kitchen appliances and Washer/Dryer included! Enjoy the outdoor retreat with a covered patio, lush landscaping and rainbow gravel paths around the house! Also features irrigation/sprinkler system. Shed with power and lights, shelving and also bonus covered outdoor storage. Roof new 2024, Gutters 2024, Heat Pump 2021, Flooring 2022. Desirable 55+ Community in Tigard with tons of amenities - swimming pool, walking paths, community rooms and activities for all! Contingent on buyer submitting park application and obtaining approval. Space rent is $1257/month. This is one you definitely do not want to miss - call today for more information or schedule a tour! Please reach out for links to 3D Tour, floorplan, measurements.

Key facts

• Large family room
• Upgraded flooring
• Large living room

Tags

• UPDATED BATHROOMS
• WELL-KEPT KITCHEN
• UPGRADED FLOORING
• NEW INTERIOR LAUNDRY ROOM
• LARGE LIVING ROOM
• LARGE FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 2.7% in King City — 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 85/100 on livability (#24 in OR, #539 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• 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.
• Market conditions: Rents soft (-0.4%/yr); 422 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.27% ✓
• Cap rate: 19.51%
• Cash-on-cash: 47.22%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $77,218
• List price: $85,000
• Delta: 10.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17088 SW Eldorado Dr	0.10mi	2/2.0	1,440 (0%)	2mo	$23,000	$16	94
17151 SW Eldorado Dr #85	0.18mi	2/2.0	1,344 (-7%)	3mo	$62,000	$46	78
17188 SW Eldorado Dr #111	0.13mi	2/2.0	1,248 (-13%)	1mo	$32,500	$26	71
18485 SW Pacific Dr #53	0.58mi	2/2.0	1,440 (0%)	3mo	$120,000	$83	71
17123 SW Eldorado Dr	0.17mi	3/2.0 (+1)	1,568 (+9%)	2mo	$129,985	$83	71
11668 SW Royal Villa Dr #77	0.62mi	2/2.0	1,440 (0%)	3mo	$67,000	$47	69
18485 SW Pacific Dr #64	0.60mi	3/2.0 (+1)	1,456 (+1%)	4mo	$94,000	$65	62
13620 SW Beef Bend Rd #1	0.69mi	3/2.0 (+1)	1,525 (+6%)	1mo	$199,000	$130	52
18485 SW Pacific Dr #37	0.56mi	3/2.0 (+1)	1,296 (-10%)	0mo	$85,000	$66	52
11768 SW Royal Villa Dr #124	0.52mi	2/2.0	1,248 (-13%)	2mo	$28,000	$22	52
18485 SW Pacific Dr #105	0.65mi	3/2.0 (+1)	1,568 (+9%)	4mo	$64,995	$41	46
18485 SW Pacific Dr #60	0.64mi	3/2.0 (+1)	1,620 (+12%)	1mo	$120,000	$74	44

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: 41.2%
• Equity multiple: 2.69×
• Total profit: $40,250
• Equity at exit: $12,674

10-year hold

• IRR: 45.9%
• Equity multiple: 4.79×
• Total profit: $90,127
• Equity at exit: $7,349

Cash invested: $23,800 (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 97224

• Rents YoY: -0.4%
• Active inventory: 422
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $937

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 46%

Sensitivity live

Price	-10% $995	-5% $966	+0% $937	+5% $907	+10% $878
Rent	-10% $784	-5% $860	+0% $937	+5% $1,013	+10% $1,089
Rate	-1.0pp $979	-0.5pp $958	base $937	+0.5pp $915	+1.0pp $892

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	15d	1	0.30mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$1,812	$1.96	2d	9	0.31mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$1,970	$2.03	2d	13	0.33mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	44d	1	0.35mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	11d	1	0.37mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	44d	1	0.37mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$1,697	$1.47	2d	19	0.52mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	2d	1	0.52mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	8d	4	0.55mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	0.55mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	0.61mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.66mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.68mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$1,724	$2.05	4d	11	0.85mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	0.98mi
15205 SW 119th Ave Portland, OR	2.0	2.0	1650	$2,150	$1.30	21d	1	1.02mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	12d	7	1.05mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	8d	9	1.08mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	4d	5	1.25mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	3d	1	1.25mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$1,805	$2.04	2d	12	1.30mi
11430 SW Bull Mountain Rd Tigard, OR	2.0	2.0	986	$1,970	$2.00	4d	6	1.38mi
14799 SW 109th Ave Unit 2502 Tigard, OR	2.0	2.0	986	$1,645	$1.67	44d	1	1.45mi
14799 SW 109th Ave Unit 5702 Tigard, OR	2.0	2.0	986	$1,745	$1.77	22d	1	1.45mi
14799 SW 109th Ave Unit 7504 Tigard, OR	2.0	2.0	986	$1,575	$1.60	24d	1	1.45mi
14799 SW 109th Ave Unit 3102 Tigard, OR	2.0	2.0	986	$1,695	$1.72	8d	1	1.45mi
14844 SW 109th Ave Portland, OR	2.0	1.5	1024	$1,950	$1.90	44d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $85,000 Active 242 DOM
2. 2026-06-18
   days on market $85,000 Active 239 DOM
3. 2026-06-17
   days on market $85,000 Active 238 DOM
4. 2026-06-16
   days on market $85,000 Active 237 DOM
5. 2026-06-15
   days on market $85,000 Active 236 DOM
6. 2026-06-13
   days on market $85,000 Active 234 DOM
7. 2026-06-09
   days on market $85,000 Active 230 DOM
8. 2026-06-08
   days on market $85,000 Active 229 DOM
9. 2026-06-07
   pricedays on market $85,000 Active 228 DOM
10. 2026-06-05
    days on market $89,900 Active 225 DOM
11. 2026-06-03
    days on market $89,900 Active 224 DOM
12. 2026-06-02
    days on market $89,900 Active 223 DOM
13. 2026-06-01
    days on market $89,900 Active 222 DOM
14. 2026-05-31
    days on market $89,900 Active 221 DOM
15. 2026-05-07
    status Active 1133-char remark

    Show marketing remark (1133 chars)

    Best value in the area - this gorgeous and spacious double-wide manufactured home that is move-in ready with wonderful updates and touches throughout! Nothing to do except to move in and decorate! Extremely well maintained and quiet 2 Bedroom, 2 bath with updated bathrooms and well-kept kitchen, upgraded flooring in main areas, new spacious interior laundry room, large living room and large family room. Kitchen appliances and Washer/Dryer included! Enjoy the outdoor retreat with a covered patio, lush landscaping and rainbow gravel paths around the house! Also features irrigation/sprinkler system. Shed with power and lights, shelving and also bonus covered outdoor storage. Roof new 2024, Gutters 2024, Heat Pump 2021, Flooring 2022. Desirable 55+ Community in Tigard with tons of amenities - swimming pool, walking paths, community rooms and activities for all! Contingent on buyer submitting park application and obtaining approval. Space rent is $1257/month. This is one you definitely do not want to miss - call today for more information or schedule a tour! Please reach out for links to 3D Tour, floorplan, measurements.

16. 2026-04-25
    status Pending 1133-char remark

    Show marketing remark (1133 chars)

    Best value in the area - this gorgeous and spacious double-wide manufactured home that is move-in ready with wonderful updates and touches throughout! Nothing to do except to move in and decorate! Extremely well maintained and quiet 2 Bedroom, 2 bath with updated bathrooms and well-kept kitchen, upgraded flooring in main areas, new spacious interior laundry room, large living room and large family room. Kitchen appliances and Washer/Dryer included! Enjoy the outdoor retreat with a covered patio, lush landscaping and rainbow gravel paths around the house! Also features irrigation/sprinkler system. Shed with power and lights, shelving and also bonus covered outdoor storage. Roof new 2024, Gutters 2024, Heat Pump 2021, Flooring 2022. Desirable 55+ Community in Tigard with tons of amenities - swimming pool, walking paths, community rooms and activities for all! Contingent on buyer submitting park application and obtaining approval. Space rent is $1257/month. This is one you definitely do not want to miss - call today for more information or schedule a tour! Please reach out for links to 3D Tour, floorplan, measurements.

17. 2025-12-22
    price $89,900 1133-char remark

    Show marketing remark (1133 chars)

    Best value in the area - this gorgeous and spacious double-wide manufactured home that is move-in ready with wonderful updates and touches throughout! Nothing to do except to move in and decorate! Extremely well maintained and quiet 2 Bedroom, 2 bath with updated bathrooms and well-kept kitchen, upgraded flooring in main areas, new spacious interior laundry room, large living room and large family room. Kitchen appliances and Washer/Dryer included! Enjoy the outdoor retreat with a covered patio, lush landscaping and rainbow gravel paths around the house! Also features irrigation/sprinkler system. Shed with power and lights, shelving and also bonus covered outdoor storage. Roof new 2024, Gutters 2024, Heat Pump 2021, Flooring 2022. Desirable 55+ Community in Tigard with tons of amenities - swimming pool, walking paths, community rooms and activities for all! Contingent on buyer submitting park application and obtaining approval. Space rent is $1257/month. This is one you definitely do not want to miss - call today for more information or schedule a tour! Please reach out for links to 3D Tour, floorplan, measurements.

18. 2025-10-10
    listed $95,900 Active 1133-char remark

    Show marketing remark (1133 chars)

    Best value in the area - this gorgeous and spacious double-wide manufactured home that is move-in ready with wonderful updates and touches throughout! Nothing to do except to move in and decorate! Extremely well maintained and quiet 2 Bedroom, 2 bath with updated bathrooms and well-kept kitchen, upgraded flooring in main areas, new spacious interior laundry room, large living room and large family room. Kitchen appliances and Washer/Dryer included! Enjoy the outdoor retreat with a covered patio, lush landscaping and rainbow gravel paths around the house! Also features irrigation/sprinkler system. Shed with power and lights, shelving and also bonus covered outdoor storage. Roof new 2024, Gutters 2024, Heat Pump 2021, Flooring 2022. Desirable 55+ Community in Tigard with tons of amenities - swimming pool, walking paths, community rooms and activities for all! Contingent on buyer submitting park application and obtaining approval. Space rent is $1257/month. This is one you definitely do not want to miss - call today for more information or schedule a tour! Please reach out for links to 3D Tour, floorplan, measurements.

ⓘ 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 4/10 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 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,149
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$2,473
• Taxable income: $10,511
• Est. tax owed @ 24.0%: −$2,523
• After-tax cash flow: $8,716/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home features updated interiors, a new roof, and a well-maintained exterior with a covered patio and landscaping. It offers a good investment opportunity with minimal needed work.

Value-add opportunities

• Both Landscaping and irrigation system — Enhances curb appeal and outdoor living space
• Both New roof — Extends home's lifespan and improves curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and irrigation system — Enhances curb appeal and outdoor living space ↑
• Both New roof — Extends home's lifespan and improves curb appeal ↑

ⓘ 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: 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 — King City

• Score: 85/100
• State rank: #24
• US rank: #539

Category grades

Amenities A- Commute A+ Cost of living C Crime A+ Employment C+ 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
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 36,569
• Household income: $98,125
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1468.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 10% Two or more races 8% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Vietnamese 2%

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: ▼ -287.40%
• Current HPI: 277.57
• Rent YoY: ▼ -0.38%
• 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

-6.3% since first listed

4 events — show timeline

• 2026-05-07 Relisted — RMLS
• 2026-04-25 Pending — RMLS
• 2025-12-22 Price Changed $89,900 RMLS
• 2025-10-10 Listed $95,900 RMLS