863 SW Liberty Bell Dr · Beaverton, OR
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $498 – $926
Heat risk 3/10 · Minor
- Hot days now (above 92°F)
- 7 days/yr
- Hot days in 30 yrs
- 14 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 8/10 · Major
- Unhealthy air days now
- 11 days/yr
- Unhealthy air days in 30 yrs
- 11 days/yr
Risk factors via First Street. Map © Google.
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 +26.2/30.0
- ARV discount +11.8/15.0
- DSCR +8.9/10.0
- 1% rule +7.0/10.0
- Schools +7.0/10.0
- Livability +4.4/5.0
- Condition / age +3.8/5.0
- Appreciation +2.5/10.0
- Rent growth +2.1/5.0
- Manufactured-home adj. -5.9
$149,900
863 SW Liberty Bell Dr · Beaverton, OR 97006
3 bd · 2.0 ba · 1,296 sqft · Manufactured
· 204 Days on market
Manufactured home
Built 1989
$116/sqft
· 9% below area
Est $166k · 9% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Move in ready! Built in 1989 & remodeled in 2016. This home features flooring in main areas of traffic, higher ceilings, skylight windows, a kitchen w granite countertops, tile backsplash, stainless steel kitchen appliances, & an open concept. Bathrooms have tile, master BA has heated floors! Exterior paint, heat pump / AC, and roof installed in 2016. Enjoy the covered patio in the back. Located in Heritage Village, ALL AGE park. Base rent of $1,012 + Utilities. Schedule your private showing!
Key facts
- Newer roof
- Granite countertops
- Tile backsplash
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $383 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $150k).
- Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.4% vs local median 2.4% 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); 456 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $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.
Negotiation context
- It's been on market 204 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 4y 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.
Recommended offer
$131,912
(12.0% below list)
Questions for the listing agent
- It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.20% ✓
- Cap rate
- 9.36%
- Cash-on-cash
- 10.95%
- DSCR
- 1.49
- GRM
- 7.0
CMA / ARV
- ARV (median comp)
- $165,600
- List price
- $149,900
- Delta
- -9.48%
- Verdict
- FAIR
- Comps
- 5 within 1.0 mi
Show comp detail 11 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 17660 SW Bunker Oak Rd | 0.10mi | 3/2.0 | 1,380 (+6%) | 6mo | $165,600 | $120 | 79 |
| 17620 SW Richmond Way | 0.11mi | 3/2.0 | 1,200 (-7%) | 13mo | $125,500 | $105 | 71 |
| 871 SW Liberty Bell Dr #474 | 0.05mi | 2/2.0 (-1) | 1,152 (-11%) | 6mo | $114,950 | $100 | 69 |
| 520 SW Georgetown Way | 0.34mi | 4/2.0 (+1) | 1,344 (+4%) | 6mo | $75,000 | $56 | 68 |
| 17736 NW Shady Fir Loop | 0.31mi | 3/2.0 | 1,404 (+8%) | 5mo | $220,000 | $157 | 67 |
| 375 SW Liberty Bell Dr | 0.23mi | 2/2.0 (-1) | 1,311 (+1%) | 19mo | $90,000 | $69 | 66 |
| 874 SW Liberty Bell Dr | 0.06mi | 3/2.0 | 1,448 (+12%) | 15mo | $165,000 | $114 | 65 |
| 17602 NW Shady Fir Loop #27 | 0.31mi | 3/2.0 | 1,456 (+12%) | 1mo | $315,000 | $216 | 64 |
| 17436 NW Shady Fir Loop | 0.25mi | 3/2.0 | 1,344 (+4%) | 24mo | $200,000 | $149 | 62 |
| 17730 SW Independence Way #253 | 0.17mi | 3/2.0 | 1,488 (+15%) | 15mo | $130,000 | $87 | 55 |
| 905 SW Liberty Bell Dr | 0.14mi | 3/2.0 | 1,447 (+12%) | 23mo | $130,000 | $90 | 55 |
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
- -3.4%
- Equity multiple
- 0.88×
- Total profit
- $-5,143
- Equity at exit
- $22,351
10-year hold
- IRR
- 2.6%
- Equity multiple
- 1.16×
- Total profit
- $6,689
- Equity at exit
- $12,961
Cash invested: $41,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 16 active · 7 under contract
- Months of supply
- 32.0 mo (3%/mo absorbed)
- Median asking
- $161,000 ($118/sqft)
- Median days on market
- 153 d
- This list price
- 44% of active listings are priced below it
- ARV vs active asking
- +8.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 97006
- Rents YoY
- -1.6%
- Active inventory
- 456
- Price-to-rent
- 7.0×
Monthly cashflow live
↻
- Estimated rent
- $1,796 high interval (Pro) →
- Mortgage (P&I)
- −$786
- Tax est. 1.5%
- −$187 /mo · $2,248/yr
- Insurance
- −$62
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$377
- Net cashflow
- $383
Break-even live
Break-even rent
$1,311
Max offer price
$149,900
Occupancy floor
74%
Sensitivity live
| Price | -10% $486 | -5% $435 | +0% $383 | +5% $331 | +10% $279 |
|---|---|---|---|---|---|
| Rent | -10% $241 | -5% $312 | +0% $383 | +5% $454 | +10% $525 |
| Rate | -1.0pp $458 | -0.5pp $421 | base $383 | +0.5pp $344 | +1.0pp $304 |
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
- $37,475
- Closing costs
- $4,497
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 908 SW 175th Ter Beaverton, OR | 3.0 | 2.5 | 1307 | $2,295 | $1.76 | 164d | 1 | 0.26mi |
| 969 SW 177th Ter Beaverton, OR | 3.0 | 2.5 | 1663 | $2,450 | $1.47 | 46d | 1 | 0.32mi |
| 17233 SW Baseline Rd Beaverton, OR | 2.0 | 1.5 | 1266 | $1,995 | $1.58 | 2d | 1 | 0.32mi |
| 900 SW 179th Ave Beaverton, OR | 4.0 | 2.0 | 1356 | $2,450 | $1.81 | 148d | 1 | 0.33mi |
| 17152 SW Whitley Way Beaverton, OR | 2.0 | 2.5 | 1260 | $2,175 | $1.73 | 139d | 1 | 0.33mi |
| 16944 SW Cashew Way Beaverton, OR | 3.0 | 2.0 | 1499 | $2,535 | $1.69 | 1d | 1 | 0.34mi |
| 16940 SW Cashew Way Beaverton, OR | 3.0 | 2.5 | 1499 | $2,645 | $1.76 | 7d | 1 | 0.35mi |
| 17775 SW Corona Ln Beaverton, OR | 4.0 | 2.0 | 1456 | $2,590 | $1.78 | 49d | 1 | 0.36mi |
| 17622 SW Corona Ln Beaverton, OR | 4.0 | 2.5 | 1720 | $2,750 | $1.60 | 10d | 1 | 0.36mi |
| 17040 SW Whitley Way #203 Beaverton, OR | 2.0 | 1.5 | 1200 | $1,695 | $1.41 | 184d | 1 | 0.36mi |
| 1045 SW 178th Pl Beaverton, OR | 3.0 | 2.0 | 1284 | $2,400 | $1.87 | 10d | 1 | 0.38mi |
| 1045 SW 178th Pl Beaverton, OR | 3.0 | 2.0 | 1284 | $2,400 | $1.87 | 53d | 1 | 0.38mi |
| 1050 SW 170th Ave #201 Beaverton, OR | 3.0 | 2.5 | 1524 | $2,395 | $1.57 | 158d | 1 | 0.42mi |
| 1050 SW 170th Ave #200 Beaverton, OR | 3.0 | 2.5 | 1460 | $2,545 | $1.74 | 2d | 1 | 0.42mi |
| 1145 SW 170th Ave Beaverton, OR | 1.0–3.0 | 1.0–2.0 | 883 | $3,004 | $3.40 | 0d | 140 | 0.42mi |
| 17634 SW September Ln Beaverton, OR | 3.0 | 2.5 | 1653 | $2,345 | $1.42 | 120d | 1 | 0.44mi |
| 17634 SW September Ln Beaverton, OR | 3.0 | 2.5 | 1582 | $2,345 | $1.48 | 158d | 1 | 0.44mi |
| 265 SW Salix Ter Beaverton, OR | 3.0 | 2.0 | 1226 | $2,525 | $2.06 | 119d | 1 | 0.45mi |
| 18405 SW Stepping Stone Dr #43 Beaverton, OR | 3.0 | 2.5 | 1553 | $2,275 | $1.46 | 158d | 1 | 0.47mi |
| 17472 SW Jay St Beaverton, OR | 3.0 | 2.5 | 1537 | $2,300 | $1.50 | 184d | 1 | 0.47mi |
| 1318 SW 176th Ter Beaverton, OR | 3.0 | 2.5 | 1500 | $2,670 | $1.78 | 55d | 1 | 0.47mi |
| 18425 SW Stepping Stone Dr Beaverton, OR | 3.0 | 2.5 | 1550 | $2,195 | $1.42 | 55d | 1 | 0.48mi |
| 1345 SW 172nd Ter Beaverton, OR | 1.0–2.0 | 1.0–2.0 | 868 | $2,120 | $2.44 | 0d | 11 | 0.49mi |
| 1333 SW 178th Ave Beaverton, OR | 3.0 | 2.0 | 1310 | $2,395 | $1.83 | 164d | 1 | 0.49mi |
| 18380 NW Heritage Pkwy Beaverton, OR | 1.0–2.0 | 1.0 | 798 | $1,756 | $2.20 | 0d | 8 | 0.50mi |
| 17461 SW Rose Petal Ln Beaverton, OR | 3.0 | 2.5 | 1504 | $2,295 | $1.53 | 184d | 1 | 0.53mi |
| 17555 SW Rose Petal Ln Beaverton, OR | 3.0 | 2.5 | 1576 | $2,300 | $1.46 | 10d | 1 | 0.53mi |
| 16715 SW Baseline Rd Beaverton, OR | 3.0 | 2.0 | 1436 | $2,200 | $1.53 | 184d | 1 | 0.53mi |
| 18215 SW Longacre St Beaverton, OR | 3.0 | 2.5 | 1526 | $2,345 | $1.54 | 55d | 1 | 0.53mi |
| 17565 NW Woodmere Ct Beaverton, OR | 3.0 | 2.0 | 1519 | $2,500 | $1.65 | 184d | 1 | 0.54mi |
| 17545 NW Woodmere Ct Beaverton, OR | 3.0 | 2.5 | 1648 | $2,395 | $1.45 | 7d | 1 | 0.55mi |
| 17545 NW Woodmere Ct Beaverton, OR | 3.0 | 2.5 | 1648 | $2,595 | $1.57 | 36d | 1 | 0.55mi |
| 1554 SW 175th Ave Beaverton, OR | 2.0 | 2.5 | 1650 | $2,250 | $1.36 | 85d | 1 | 0.56mi |
| 1556 SW 175th Ave Beaverton, OR | 2.0 | 2.5 | 1604 | $2,145 | $1.34 | 127d | 1 | 0.56mi |
| 10882 NE Red Wing Way #204 Hillsboro, OR | 3.0 | 2.5 | 1556 | $2,245 | $1.44 | 10d | 1 | 0.57mi |
| 10882 NE Red Wing Way #204 Hillsboro, OR | 3.0 | 2.5 | 1556 | $2,395 | $1.54 | 33d | 1 | 0.57mi |
| 10882 NE Red Wing Way #204 Hillsboro, OR | 3.0 | 2.5 | 1556 | $2,245 | $1.44 | 12d | 1 | 0.57mi |
| 1563 SW 172nd Ter Beaverton, OR | 3.0 | 1.0–1.5 | 730 | $2,290 | $3.14 | 138d | 28 | 0.59mi |
| 1563 SW 172nd Ter Beaverton, OR | 1.0–3.0 | 1.0–1.5 | 780 | $2,214 | $2.84 | 0d | 22 | 0.59mi |
| 1248 SW Kiley Way Beaverton, OR | 3.0 | 2.0 | 1110 | $2,120 | $1.91 | 1d | 1 | 0.59mi |
Property features AI
Finance
- Other
- Property is in a manufactured home park (land lease applies)No view reported
- Financial info
- Lot rent charged monthly
- HOA & community
- Association: Heritage VillageCommunity amenities include basketball court, commons, gym, library, management, meeting room, party room, pool and weight roomLand lease in place (land lease indicated); lot rent charged monthly
Exterior
- Parking
- Covered carport parking (2 spaces)
- Utilities
- Public waterPublic sewerElectric service
- Home design
- Manufactured home in a parkResidential propertyMain living area on a single level (main level area reported)
- Construction
- Built in 1989Crawl space foundation
- Exterior features
- Composition roofT-111 sidingOther exterior finishes
Interior
- Kitchen
- Built-in ovenGranite countertopsKitchen islandEat barPantryDishwasherFree-standing rangeFree-standing refrigeratorVinyl flooring in kitchenSkylight in kitchen
- Bedrooms
- Primary bedroom on main level with walk-in closet, bathtub/shower and wall-to-wall carpetSecond bedroom on main level with wall-to-wall carpetThird bedroom on main level with wall-to-wall carpet
- Flooring
- Wall-to-wall carpet in bedrooms and primary suiteVinyl flooring in dining, kitchen and living areasTile floor in laundry
- Bathrooms
- Two full bathrooms (both on main level)
- Heating & cooling
- Forced air heatingCentral air conditioning with heat pumpElectric hot water
- Interior features
- SkylightsDouble-pane windows with vinyl framesCrawl space basementVaulted ceilings in dining, kitchen and living areas
- Laundry & utility
- Main-level laundry room with exterior entry and tile floor
Listing history 50 events
-
2026-10-31days on market $149,900 Active 204 DOM
-
2026-10-30days on market $149,900 Active 203 DOM
-
2026-10-29days on market $149,900 Active 202 DOM
-
2026-10-28days on market $149,900 Active 201 DOM
-
2026-10-27days on market $149,900 Active 200 DOM
-
2026-10-26days on market $149,900 Active 199 DOM
-
2026-10-26days on market $149,900 Active 198 DOM
-
2026-10-24days on market $149,900 Active 197 DOM
-
2026-10-23days on market $149,900 Active 196 DOM
-
2026-10-22days on market $149,900 Active 195 DOM
-
2026-10-21days on market $149,900 Active 194 DOM
-
2026-10-20days on market $149,900 Active 193 DOM
-
2026-10-19days on market $149,900 Active 192 DOM
-
2026-10-18days on market $149,900 Active 191 DOM
-
2026-10-17days on market $149,900 Active 190 DOM
-
2026-10-16days on market $149,900 Active 189 DOM
-
2026-10-15days on market $149,900 Active 188 DOM
-
2026-10-14days on market $149,900 Active 187 DOM
-
2026-10-13days on market $149,900 Active 186 DOM
-
2026-10-12days on market $149,900 Active 185 DOM
-
2026-10-11days on market $149,900 Active 184 DOM
-
2026-10-10days on market $149,900 Active 183 DOM
-
2026-10-09days on market $149,900 Active 182 DOM
-
2026-10-08days on market $149,900 Active 181 DOM
-
2026-10-07days on market $149,900 Active 180 DOM
-
2026-10-06days on market $149,900 Active 179 DOM
-
2026-10-05days on market $149,900 Active 178 DOM
-
2026-10-04days on market $149,900 Active 177 DOM
-
2026-10-04days on market $149,900 Active 176 DOM
-
2026-10-02days on market $149,900 Active 175 DOM
-
2026-10-01days on market $149,900 Active 174 DOM
-
2026-09-30days on market $149,900 Active 173 DOM
-
2026-09-29days on market $149,900 Active 172 DOM
-
2026-09-28days on market $149,900 Active 171 DOM
-
2026-09-27days on market $149,900 Active 170 DOM
-
2026-09-25days on market $149,900 Active 168 DOM
-
2026-09-24days on market $149,900 Active 167 DOM
-
2026-09-23days on market $149,900 Active 166 DOM
-
2026-09-22days on market $149,900 Active 165 DOM
-
2026-09-21days on market $149,900 Active 164 DOM
-
2026-09-20days on market $149,900 Active 163 DOM
-
2026-09-19days on market $149,900 Active 162 DOM
-
2026-09-18days on market $149,900 Active 161 DOM
-
2026-09-17days on market $149,900 Active 160 DOM
-
2026-09-16days on market $149,900 Active 159 DOM
-
2026-09-15days on market $149,900 Active 158 DOM
-
2026-09-14days on market $149,900 Active 157 DOM
-
2026-09-13days on market $149,900 Active 156 DOM
-
2026-09-12days on market $149,900 Active 155 DOM
-
2026-09-11days on market $149,900 Active 154 DOM
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,551
- − Mortgage interest
- −$8,397
- − Property taxes
- −$2,248
- − Insurance
- −$750
- − Repairs & maintenance
- −$1,724
- − Management
- −$1,724
- − Depreciation
- −$4,361
- Taxable income
- $2,347
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$563
- After-tax cash flow
- $4,031/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
75/100
Cosmetic rehab
Est. rehab $6,480–$19,440 screening
This well-maintained 3-bedroom, 2-bath manufactured home in Beaverton is move-in ready with a good condition score and minimal repairs needed.
Value-add opportunities
- Both update flooring in bathrooms — improve aesthetics and functionality ↑
- Both paint exterior — enhance curb appeal and value ↑
- Both update lighting fixtures — modernize and improve ambiance ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
C
Composite school gradezoned avg 70/100
Zoned Schools
Elementary
Elmonica Elementary School
A
OR #23/412
Nat'l #2,202/41,679
Middle
Five Oaks Middle School
B
OR #17/128
Nat'l #1,836/14,009
High
Westview High School
A-
OR #2/143
Nat'l #1,551/17,239
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
A
Composite livability gradescore 88/100
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 · 674,042 people
- City population
- 204,753
- Metro
- Portland-Vancouver-Hillsboro, OR-WA
- Population (ZIP)
- 46,463
- Household income
- $104,790
- Rent vs Own
- Severe rent burden
- 12% of renters
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%
- 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
+7.1% since first listed9 events — show timeline
- 2026-06-26 Relisted — RMLS
- 2026-06-23 Pending — RMLS
- 2026-05-19 Price Changed $149,900 RMLS
- 2026-04-07 Listed $156,900 RMLS
- 2022-07-28 Sold (MLS) $139,900 WVMLS
- 2022-07-28 Sold (MLS) $139,900 RMLS
- 2022-05-31 Pending — RMLS
- 2022-05-14 Listed $139,900 WVMLS
- 2022-05-14 Listed $139,900 RMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…