17629 NW Shady Fir Loop · Beaverton, OR 97006

$224,900

2 bd · 2.0 ba · 1,216 sqft · Manufactured · 76 Days on market

Built 1996 Good condition $185/sqft · 75% above area

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Springwood Estates, The area's most desirable 55+ gated communities where comfort, convenience, and an active lifestyle come together. Thoughtfully and freshly renovated from top to bottom, featuring brand-new windows, flooring, paint, lighting, and more. The open-concept floor plan is bathed in natural light thanks to the new windows and soaring skylights. The seamless flow into the kitchen makes everyday living and entertaining an absolute pleasure. The attached one-car garage offers direct access to a convenient laundry and mudroom. Start your mornings with coffee on the covered front deck, and end your evenings unwinding on the private back patio overlooking peaceful green space. Designed for effortless, low-maintenance living, this home is perfectly suited for those embracing a lock-and-leave lifestyle. As a resident of Springwood Estates, you'll enjoy access to a welcoming clubhouse, vibrant community events, and beautifully manicured grounds.

Key facts

• Private back patio
• Covered front deck
• New windows

Tags

• NEW WINDOWS
• OPEN-CONCEPT FLOOR PLAN
• ATTACHED ONE-CAR GARAGE
• COVERED FRONT DECK
• PRIVATE BACK PATIO
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (15.8% below list).
• Recommended offer: $189k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.3% 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 15d 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 76 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,363 (15.8% 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 76 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $128,311
• List price: $224,900
• Delta: 75.28%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 SW Liberty Bell Dr #474	0.23mi	2/2.0	1,152 (-5%)	2mo	$114,950	$100	79
17620 SW Richmond Way	0.37mi	3/2.0 (+1)	1,200 (-1%)	9mo	$125,500	$105	68
17388 NW Shady Fir Loop #1	0.13mi	2/2.0	1,144 (-6%)	22mo	$127,000	$111	66
17680 NW Shady Fir Loop #36	0.07mi	2/2.0	1,080 (-11%)	18mo	$95,000	$88	63
375 SW Liberty Bell Dr	0.28mi	2/2.0	1,311 (+8%)	15mo	$90,000	$69	62
17436 NW Shady Fir Loop	0.07mi	3/2.0 (+1)	1,344 (+10%)	19mo	$200,000	$149	58
17660 SW Bunker Oak Rd	0.35mi	3/2.0 (+1)	1,380 (+14%)	2mo	$165,600	$120	55
17595 SW Hancock Way #282	0.17mi	3/2.0 (+1)	1,335 (+10%)	20mo	$160,000	$120	54

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-45,675
• Equity at exit: $33,533

10-year hold

• IRR: -24.6%
• Equity multiple: -0.05×
• Total profit: $-65,882
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-58

Break-even live

Break-even rent $1,967

Max offer price $216,469

Occupancy floor 98%

Sensitivity live

Price	-10% $97	-5% $19	+0% $-58	+5% $-136	+10% $-214
Rent	-10% $-208	-5% $-133	+0% $-58	+5% $17	+10% $91
Rate	-1.0pp $55	-0.5pp $-1	base $-58	+0.5pp $-117	+1.0pp $-176

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17170-17220 SW Heritage Pkwy Beaverton, OR	2.0	1.0	850	$1,424	$1.68	0d	3	0.26mi
18380 NW Heritage Pkwy Beaverton, OR	1.0–2.0	1.0	798	$2,124	$2.66	0d	6	0.35mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$2,109	$2.20	0d	3	0.40mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	25d	1	0.43mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$1,925	$2.11	0d	15	0.43mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	14d	1	0.45mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	45d	1	0.46mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	25d	1	0.47mi
770 NW 185th Ave #305 Beaverton, OR	2.0	1.0	864	$1,650	$1.91	45d	1	0.48mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	25d	1	0.48mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	25d	1	0.54mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	25d	1	0.54mi
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	25d	1	0.55mi
17152 SW Whitley Way Beaverton, OR	2.0	2.5	1260	$2,175	$1.73	0d	1	0.62mi
1285 NW 183rd Ave Unit 39 Beaverton, OR	2.0	2.0	893	$1,695	$1.90	19d	1	0.63mi
1285 NW 183rd Ave Beaverton, OR	2.0	2.0	888	$1,670	$1.88	3d	1	0.63mi
1255 NW 183rd Ave Unit 23 Beaverton, OR	2.0	2.0	883	$1,645	$1.86	21d	1	0.65mi
17040 SW Whitley Way #203 Beaverton, OR	2.0	1.5	1200	$1,695	$1.41	45d	1	0.65mi
17030 SW Baseline Rd Beaverton, OR	2.0	1.0	680	$1,671	$2.46	14d	1	0.68mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	16d	1	0.70mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$2,815	$3.37	0d	223	0.71mi
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,622	$1.65	9d	6	0.71mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	25d	1	0.74mi
1120 SW 170th Ave #101 Beaverton, OR	1.0	1.0	722	$1,495	$2.07	0d	1	0.75mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	837	$1,850	$2.21	0d	15	0.76mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,066	$2.13	0d	22	0.78mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	45d	1	0.79mi
1815 NW 173rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	768	$2,068	$2.69	0d	13	0.82mi
1305 NE 105th Way Hillsboro, OR	1.0–3.0	1.0–2.0	997	$2,002	$2.01	0d	14	0.85mi
915 SW 163rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	786	$1,810	$2.30	45d	12	0.86mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$1,970	$2.70	3d	26	0.88mi
915 SW 163rd Ave Unit 132 Beaverton, OR	2.0	2.0	913	$1,635	$1.79	25d	1	0.92mi
915 SW 163rd Ave Unit 527 Beaverton, OR	2.0	2.0	913	$1,625	$1.78	9d	1	0.92mi
915 SW 163rd Ave Unit 2314 Beaverton, OR	2.0	2.0	913	$1,725	$1.89	3d	1	0.92mi
915 SW 163rd Ave Unit 823 Beaverton, OR	2.0	1.0	824	$1,645	$2.00	6d	1	0.92mi
915 SW 163rd Ave Unit 718 Beaverton, OR	2.0	2.0	913	$1,675	$1.83	9d	1	0.92mi
18200 NW Cornell Rd Beaverton, OR	1.0–2.0	1.0–2.0	929	$2,104	$2.26	4d	18	0.92mi
1614 SW 172nd Ter Beaverton, OR	2.0	2.5	1498	$2,195	$1.47	45d	1	0.93mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,545	$1.53	45d	1	0.95mi
600 NW Island Ter Beaverton, OR	1.0–2.0	1.0–2.0	828	$2,328	$2.81	0d	14	0.95mi

Listing history 15 events

1. 2026-06-21
   days on market $224,900 Active 76 DOM
2. 2026-06-18
   days on market $224,900 Active 73 DOM
3. 2026-06-17
   days on market $224,900 Active 72 DOM
4. 2026-06-16
   days on market $224,900 Active 71 DOM
5. 2026-06-15
   days on market $224,900 Active 70 DOM
6. 2026-06-13
   days on market $224,900 Active 68 DOM
7. 2026-06-09
   days on market $224,900 Active 64 DOM
8. 2026-06-08
   pricedays on market $224,900 Active 63 DOM
9. 2026-06-07
   days on market $229,900 Active 62 DOM
10. 2026-06-05
    days on market $229,900 Active 59 DOM
11. 2026-06-03
    days on market $229,900 Active 58 DOM
12. 2026-06-02
    days on market $229,900 Active 57 DOM
13. 2026-06-01
    days on market $229,900 Active 56 DOM
14. 2026-05-31
    days on market $229,900 Active 55 DOM
15. 2026-04-06
    listed $229,900 Active 974-char remark

    Show marketing remark (974 chars)

    Welcome to Springwood Estates, The area's most desirable 55+ gated communities where comfort, convenience, and an active lifestyle come together. Thoughtfully and freshly renovated from top to bottom, featuring brand-new windows, flooring, paint, lighting, and more. The open-concept floor plan is bathed in natural light thanks to the new windows and soaring skylights. The seamless flow into the kitchen makes everyday living and entertaining an absolute pleasure. The attached one-car garage offers direct access to a convenient laundry and mudroom. Start your mornings with coffee on the covered front deck, and end your evenings unwinding on the private back patio overlooking peaceful green space. Designed for effortless, low-maintenance living, this home is perfectly suited for those embracing a lock-and-leave lifestyle. As a resident of Springwood Estates, you'll enjoy access to a welcoming clubhouse, vibrant community events, and beautifully manicured grounds.

ⓘ 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: $22,724
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$6,543
• Taxable loss: −$4,551
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $393/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 excellent condition with recent renovations, including new windows, siding, and appliances. It is move-in ready and would appeal to both buyers and renters.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both HVAC system — improves comfort and energy efficiency
• Both exterior lighting — enhances curb appeal and safety

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both HVAC system — improves comfort and energy efficiency ↑
• Both exterior lighting — enhances curb appeal and safety ↑

ⓘ 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

1 event — show timeline

• 2026-04-06 Listed $229,900 RMLS