9700 SW Tualatin Rd #5 · Tualatin, OR 97062

$129,995

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 242 Days on market

Built 2018 $148/sqft · at area comps Est $136k · at est. ↓ 19% 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
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +8.8/10.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An excellent & convenient location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. The property has a spacious back-built room next to it. In the well-known Willow Glen mobile park, a few miles away from I-5. With a fenced yard area for family gatherings. An additional room with private access. Garden with apple tree, grape tree & more! This home has a lot to offer, including proximity to shopping stores, a community park, an animal clinic, a dentist, and more!

Key facts

• Grape tree
• Additional room
• Apple tree

Tags

• EXCELLENT LOCATION
• FENCED YARD AREA
• PRIVATE BATHROOM
• ADDITIONAL ROOM
• APPLE TREE
• GRAPE TREE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.6% in Tualatin — 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 86/100 on livability (#16 in OR, #355 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• 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 falling (-3.0%/yr); 144 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $899 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,395 (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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.38% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.42%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $135,609
• List price: $129,995
• Delta: -4.14%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9700 SW Tualatin Rd #39	0.05mi	2/2.0	989 (+12%)	10mo	$150,000	$152	69

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: 9.5%
• Equity multiple: 1.36×
• Total profit: $13,091
• Equity at exit: $19,383

10-year hold

• IRR: 16.1%
• Equity multiple: 2.15×
• Total profit: $41,746
• Equity at exit: $11,240

Cash invested: $36,399 (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 97062

• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$682
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $619

Break-even live

Break-even rent $1,009

Max offer price $129,995

Occupancy floor 60%

Sensitivity live

Price	-10% $693	-5% $656	+0% $619	+5% $583	+10% $546
Rent	-10% $478	-5% $549	+0% $619	+5% $690	+10% $761
Rate	-1.0pp $685	-0.5pp $652	base $619	+0.5pp $586	+1.0pp $551

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9720 SW Tualatin Rd Tualatin, OR	2.0	2.0	1100	$1,750	$1.59	45d	1	0.10mi
8900 SW Sweek Dr Tualatin, OR	1.0–3.0	1.0–2.0	900	$2,500	$2.78	2d	24	0.41mi
9301 SW Sagert St Tualatin, OR	2.0–3.0	2.0	1081	$2,058	$1.90	2d	9	0.75mi
19605 SW Boones Ferry Rd Tualatin, OR	1.0–2.0	1.0	710	$1,779	$2.51	4d	4	0.81mi
19705 SW Boones Ferry Rd Tualatin, OR	1.0–2.0	1.0	684	$1,500	$2.19	12d	6	0.83mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.94mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.96mi
18540 SW Boones Ferry Rd Tualatin, OR	1.0	1.0	667	$1,560	$2.34	5d	2	0.96mi
18480 SW Boones Ferry Rd Portland, OR	1.0–3.0	1.0–2.0	914	$1,612	$1.76	3d	6	1.00mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	1.02mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	9d	4	1.04mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	1.04mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$1,697	$1.47	2d	19	1.08mi
17000 SW Pacific Hwy Portland, OR	1.0–2.0	1.0–2.0	684	$1,575	$2.30	45d	3	1.16mi
18049 SW Lower Boones Ferry Rd King City, OR	3.0	1.0–2.0	974	$2,742	$2.81	2d	20	1.20mi
7800 SW Sagert St Tualatin, OR	1.0–2.0	1.0	693	$1,793	$2.59	2d	5	1.26mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	9d	9	1.29mi
15870 SW 88th Ave Unit A Tigard, OR	2.0	1.0	1013	$1,745	$1.72	45d	1	1.34mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$1,812	$1.96	2d	9	1.37mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$1,970	$2.03	2d	13	1.39mi
8363 SW Durham Rd Unit 06 Portland, OR	2.0	1.5	850	$1,595	$1.88	24d	1	1.39mi

Listing history 24 events

1. 2026-06-21
   days on market $129,995 Active 242 DOM
2. 2026-06-18
   days on market $129,995 Active 239 DOM
3. 2026-06-17
   days on market $129,995 Active 238 DOM
4. 2026-06-16
   days on market $129,995 Active 237 DOM
5. 2026-06-15
   days on market $129,995 Active 236 DOM
6. 2026-06-13
   days on market $129,995 Active 234 DOM
7. 2026-06-09
   days on market $129,995 Active 230 DOM
8. 2026-06-08
   days on market $129,995 Active 229 DOM
9. 2026-06-07
   days on market $129,995 Active 228 DOM
10. 2026-06-05
    days on market $129,995 Active 225 DOM
11. 2026-06-03
    days on market $129,995 Active 224 DOM
12. 2026-06-02
    days on market $129,995 Active 223 DOM
13. 2026-06-01
    days on market $129,995 Active 222 DOM
14. 2026-05-31
    days on market $129,995 Active 221 DOM
15. 2026-03-06
    price $129,995 517-char remark

    Show marketing remark (521 chars)

    An excellent location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. A grand living room followed by the dining area! Built in 2018! In the well-known Willow Glen mobile park. With a fenced yard area for family gatherings. An additional room with private access.Garden with an apple tree, a grape tree, and roses! This home offers proximity to shopping, a few miles from I-5, and access to schools, a community park, an animal clinic, a dentist, and more. A must-see property!

16. 2026-03-06
    price $129,995 521-char remark

    Show marketing remark (521 chars)

    An excellent location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. A grand living room followed by the dining area! Built in 2018! In the well-known Willow Glen mobile park. With a fenced yard area for family gatherings. An additional room with private access.Garden with an apple tree, a grape tree, and roses! This home offers proximity to shopping, a few miles from I-5, and access to schools, a community park, an animal clinic, a dentist, and more. A must-see property!

17. 2026-01-10
    price $139,995 517-char remark

    Show marketing remark (517 chars)

    An excellent & convenient location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. The property has a spacious back-built room next to it. In the well-known Willow Glen mobile park, a few miles away from I-5. With a fenced yard area for family gatherings. An additional room with private access. Garden with apple tree, grape tree & more! This home has a lot to offer, including proximity to shopping stores, a community park, an animal clinic, a dentist, and more!

18. 2026-01-09
    price $139,995 521-char remark

    Show marketing remark (521 chars)

    An excellent location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. A grand living room followed by the dining area! Built in 2018! In the well-known Willow Glen mobile park. With a fenced yard area for family gatherings. An additional room with private access.Garden with an apple tree, a grape tree, and roses! This home offers proximity to shopping, a few miles from I-5, and access to schools, a community park, an animal clinic, a dentist, and more. A must-see property!

19. 2025-11-26
    price $149,995 517-char remark

    Show marketing remark (521 chars)

    An excellent location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. A grand living room followed by the dining area! Built in 2018! In the well-known Willow Glen mobile park. With a fenced yard area for family gatherings. An additional room with private access.Garden with an apple tree, a grape tree, and roses! This home offers proximity to shopping, a few miles from I-5, and access to schools, a community park, an animal clinic, a dentist, and more. A must-see property!

20. 2025-11-26
    price $149,995 521-char remark

    Show marketing remark (521 chars)

    An excellent location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. A grand living room followed by the dining area! Built in 2018! In the well-known Willow Glen mobile park. With a fenced yard area for family gatherings. An additional room with private access.Garden with an apple tree, a grape tree, and roses! This home offers proximity to shopping, a few miles from I-5, and access to schools, a community park, an animal clinic, a dentist, and more. A must-see property!

21. 2025-10-31
    historical

    Show marketing remark (517 chars)

    An excellent & convenient location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. The property has a spacious back-built room next to it. In the well-known Willow Glen mobile park, a few miles away from I-5. With a fenced yard area for family gatherings. An additional room with private access. Garden with apple tree, grape tree & more! This home has a lot to offer, including proximity to shopping stores, a community park, an animal clinic, a dentist, and more!

22. 2025-10-31
    listed $159,995 Active 517-char remark

    Show marketing remark (517 chars)

    An excellent & convenient location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. The property has a spacious back-built room next to it. In the well-known Willow Glen mobile park, a few miles away from I-5. With a fenced yard area for family gatherings. An additional room with private access. Garden with apple tree, grape tree & more! This home has a lot to offer, including proximity to shopping stores, a community park, an animal clinic, a dentist, and more!

23. 2025-10-22
    listed $159,995 Active 521-char remark

    Show marketing remark (521 chars)

    An excellent location in Tualatin! Well-kept manufactured home with a spacious main bedroom and private bathroom. A grand living room followed by the dining area! Built in 2018! In the well-known Willow Glen mobile park. With a fenced yard area for family gatherings. An additional room with private access.Garden with an apple tree, a grape tree, and roses! This home offers proximity to shopping, a few miles from I-5, and access to schools, a community park, an animal clinic, a dentist, and more. A must-see property!

24. 2025-04-09
    listed $159,995 Active

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$530/yr (+$44/mo · 72.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone C · 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 9/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,510
• − Mortgage interest: −$7,282
• − Property taxes: −$731
• − Insurance: −$650
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$3,782
• Taxable income: $5,624
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $6,082/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: 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 — Tualatin

• Score: 86/100
• State rank: #16
• US rank: #355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tualatin, OR
• County: Washington County · 583,254 people
• City population: 28,930
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,930
• Household income: $105,407
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 14% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Italian 4% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -346.49%
• Current HPI: 279.0431
• Rent YoY: ▼ -3.03%
• 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

-18.8% since first listed

10 events — show timeline

• 2026-03-06 Price Changed $129,995 WVMLS
• 2026-03-06 Price Changed $129,995 RMLS
• 2026-01-10 Price Changed $139,995 WVMLS
• 2026-01-09 Price Changed $139,995 RMLS
• 2025-11-26 Price Changed $149,995 WVMLS
• 2025-11-26 Price Changed $149,995 RMLS
• 2025-10-31 Listing Removed — WVMLS
• 2025-10-31 Listed $159,995 WVMLS
• 2025-10-22 Listed $159,995 RMLS
• 2025-04-09 Listed $159,995 WVMLS

Property tax history

+2.7%/yr

Latest (2022): $731 · +8.4% YoY. Source: county tax records.