8300 NE Quatama St #159 · Hillsboro, OR 97006

$189,449

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 56 Days on market

Built 1991 $117/sqft · 33% above area Est $146k · 29% over ↓ 5% since listing

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller - Remodeled, double-wide - 1991 manufactured home offers an impressive 3 bedrooms, 2 bathrooms, and a thoughtfully updated living space. Located in a cul-de-sac. Truly turn-key, this home has been refreshed so the next owner can move in with confidence. Recent upgrades include brand-new windows (lifetime factory warranty), new countertops, new appliances (covered by a warranty), new flooring throughout, updated fixtures, and fresh interior and exterior paint, creating a bright, modern feel. Equally important, the water heater and heater are also covered by the warranty. The spacious primary suite features a new walk-in shower, offering both style and functionality. Every up

Key facts

• New flooring
• New appliances
• New countertops

Tags

• CUL-DE-SAC
• NEW WINDOWS
• NEW COUNTERTOPS
• NEW APPLIANCES
• NEW FLOORING
• UPDATED FIXTURES

Property features AI

Finance

• Financial info: Lot rent $925 monthly (leased space in park)
• HOA & community: Park offers water as an association amenity; Located in Creekside of Hillsboro; buyer must complete park application and verify space rent, rules, and park requirements

Exterior

• Parking: Carport
• Security: No security features
• Utilities: Electricity for fuel; Public water; Public sewer
• Home design: Manufactured home in a park (not attached); Single-level layout; Built in 1991; No notable view
• Construction: Manufacturer: REDMAN
• Exterior features: Wood siding; Concrete road access; Leased land

Interior

• Kitchen: Built-in oven; Built-in range; Built-in refrigerator; Cooktop; Dishwasher; Kitchen on main level
• Bedrooms: Primary bedroom (main level); Second bedroom (main level); Third bedroom (main level)
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Other heating type; No central cooling (other cooling type listed)
• Interior features: Accessible one-level living with parking access; Vinyl-framed windows; Updated/remodeled condition; Dining room, family room, living room, and great room (all on main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Zoned schools: Orenco Elementary School (math 42% / reading 52%, grade D-, #132 of 412 statewide, top 34%, 476 students, 37% FRL); J W Poynter Middle School (math 42% / reading 62%, grade C+, #25 of 128 statewide, top 19%, 654 students, 62% FRL); Liberty High School (math 50% / reading 70%, grade C+, #23 of 143 statewide, top 19%, 1,454 students, 46% FRL).
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Hillsboro SD 1J average implies; a family-tenant draw the district grade alone would hide.
• 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 $1k of loan paydown is wiped out by about $6k 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 56 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,765 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.25% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $146,370
• List price: $189,449
• Delta: 29.43%
• 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
8300 NE Quatama St #90	0.14mi	3/2.0	1,620 (0%)	12mo	$60,000	$37	84
8300 NE Quatama St #210	0.24mi	3/2.0	1,512 (-7%)	6mo	$180,000	$119	72
100 SW 195th Ave #36	0.41mi	3/2.0	1,782 (+10%)	0mo	$150,000	$84	64
100 SW 195th #122	0.41mi	3/2.0	1,782 (+10%)	1mo	$145,000	$81	63
100 SW 195th Ave #157	0.41mi	2/2.0 (-1)	1,536 (-5%)	6mo	$102,000	$66	62
100 SW 195th Ave #90	0.53mi	3/2.0	1,488 (-8%)	1mo	$46,000	$31	61
100 SW 195th Ave #31	0.53mi	2/2.0 (-1)	1,536 (-5%)	2mo	$79,900	$52	60
100 SW 195th Ave #4	0.41mi	2/2.0 (-1)	1,440 (-11%)	0mo	$139,000	$97	57
100 SW 195th Ave #63	0.53mi	3/2.0	1,512 (-7%)	10mo	$120,000	$79	56
100 SW 195th Ave #9	0.41mi	3/2.0	1,440 (-11%)	10mo	$145,000	$101	54
100 SW 195th Ave #184	0.53mi	2/2.0 (-1)	1,776 (+10%)	8mo	$79,900	$45	47
100 SW 195th Ave #49	0.53mi	3/2.0	1,848 (+14%)	10mo	$93,000	$50	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: 4.0%
• Equity multiple: 1.15×
• Total profit: $7,956
• Equity at exit: $28,247

10-year hold

• IRR: 10.7%
• Equity multiple: 1.73×
• Total profit: $38,636
• Equity at exit: $16,380

Cash invested: $53,046 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$993
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $717

Break-even live

Break-even rent $1,463

Max offer price $189,449

Occupancy floor 65%

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: $47,362
• Closing costs: $5,683
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 NW 208th Ave Beaverton, OR	4.0	2.5	1824	$2,700	$1.48	24d	1	0.11mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	43d	1	0.12mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	43d	1	0.19mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	20d	1	0.23mi
331 NE 79th Ave Unit 337/204 Hillsboro, OR	2.0	2.0	1056	$1,799	$1.70	3d	1	0.26mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	0.27mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	0.27mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	14d	1	0.28mi
8712 NE Delamere Way Beaverton, OR	3.0	2.5	1556	$2,400	$1.54	10d	1	0.28mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	24d	1	0.28mi
610 NE Garswood Ln Beaverton, OR	3.0	2.5	1528	$2,349	$1.54	43d	1	0.33mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	22d	1	0.33mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	43d	1	0.34mi
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$2,195	$2.37	3d	17	0.34mi
8650 NE Trailwalk Dr Hillsboro, OR	1.0–3.0	1.0–2.0	963	$2,090	$2.17	1d	29	0.35mi
303 NE Natalie St Hillsboro, OR	3.0	2.5	1632	$2,400	$1.47	43d	1	0.40mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	16d	1	0.40mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	43d	1	0.40mi
279 NE Natalie St Hillsboro, OR	3.0	3.0	1632	$2,490	$1.53	24d	1	0.40mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	3d	1	0.41mi
8041 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,300	$1.34	24d	1	0.41mi
7894 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,495	$1.45	24d	1	0.42mi
8113 NE Rockne Way Beaverton, OR	3.0	2.5	1719	$2,550	$1.48	43d	1	0.42mi
123 NE 75th Ave Hillsboro, OR	3.0	3.0	1781	$2,295	$1.29	24d	1	0.43mi
7414 NE Shaleen St Hillsboro, OR	3.0	2.5	1419	$2,400	$1.69	10d	1	0.45mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	43d	1	0.49mi
20959 SW Edgemont St Beaverton, OR	3.0	2.5	2020	$2,825	$1.40	24d	1	0.50mi
456 SW 203rd Ter Beaverton, OR	4.0	2.5	1727	$2,925	$1.69	43d	1	0.51mi
8646 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1200	$2,145	$1.79	43d	1	0.53mi
8641 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1156	$1,945	$1.68	43d	1	0.55mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,581	$2.53	2d	19	0.56mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	16d	1	0.57mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	20d	1	0.57mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	43d	1	0.61mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$2,300	$2.56	1d	19	0.64mi
20849 SW Longacre St Beaverton, OR	3.0	2.0	1160	$2,399	$2.07	43d	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
7261 NE Stoneybrook St Hillsboro, OR	2.0	2.5	1213	$2,200	$1.81	24d	1	0.75mi
20018 SW Monson St Beaverton, OR	3.0	2.5	1484	$2,395	$1.61	43d	1	0.79mi
19584 SW Jessica Ct Beaverton, OR	4.0	2.5	2238	$3,245	$1.45	43d	1	0.79mi

Listing history 15 events

1. 2026-06-19
   status $189,449 Pending 56 DOM
2. 2026-06-18
   days on market $189,449 Active 56 DOM
3. 2026-06-17
   days on market $189,449 Active 55 DOM
4. 2026-06-16
   days on market $189,449 Active 54 DOM
5. 2026-06-15
   days on market $189,449 Active 53 DOM
6. 2026-06-13
   days on market $189,449 Active 51 DOM
7. 2026-06-09
   days on market $189,449 Active 47 DOM
8. 2026-06-08
   days on market $189,449 Active 46 DOM
9. 2026-06-07
   days on market $189,449 Active 45 DOM
10. 2026-06-05
    pricedays on market $189,449 Active 42 DOM
11. 2026-06-03
    days on market $194,900 Active 41 DOM
12. 2026-06-02
    days on market $194,900 Active 40 DOM
13. 2026-06-01
    days on market $194,900 Active 39 DOM
14. 2026-05-31
    days on market $194,900 Active 38 DOM
15. 2026-04-23
    listed $199,900 Active 1349-char remark

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$834/yr (+$69/mo · 83.1%)

ⓘ 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: $28,451
• − Mortgage interest: −$10,612
• − Property taxes: −$1,004
• − Insurance: −$947
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$5,511
• Taxable income: $5,824
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $7,205/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

-5.2% since first listed

4 events — show timeline

• 2026-06-18 Pending — RMLS
• 2026-06-05 Price Changed $189,449 RMLS
• 2026-05-22 Price Changed $194,900 RMLS
• 2026-04-23 Listed $199,900 RMLS

Property tax history

+4.7%/yr

Latest (2025): $1,004 · +1.7% YoY. Source: county tax records.