9811 SW Herman Rd #45 · Tualatin, OR 97062

$135,000

2 bd · 2.0 ba · 850 sqft · Manufactured public records · 84 Days on market

Built 2023

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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
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

This better than new, move-in ready home in the Willow Glen Mobile Home Community offers an exceptional homeownership opportunity. Thoughtfully designed, this open-concept floor plan is bright and airy with ample windows and tall 9’ ceilings. The elegant kitchen features 4 piece Frigidaire® stainless steel appliance package and hickory cabinets.

Key facts

• Private wood patio
• Hickory cabinets
• Sports fields

Tags

• OPEN-CONCEPT FLOOR PLAN
• HICKORY CABINETS
• PRIVATE WOOD PATIO
• MODERN SHOWER WITH GLASS DOORS
• ECOBEE SMART THERMOSTAT
• SPORTS FIELDS

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home in Park); Main living area approximately 839 (owner-stated); Manufacturer: Marlette; No green certification indicated
• Financial info: Lot rent charged monthly
• HOA & community: Park amenities include management and trash service; Located in Willow Glen Mobile Home Community (not a senior community)

Exterior

• Parking: Driveway
• Security: No security features listed
• Utilities: Electric hot water and electrical fuel; Public water; Public sewer
• Home design: Manufactured home in a park (not attached); One-level single-story layout; Owner-occupied building area; Model: 55CRC20442AH23 - Columbia River Edition
• Construction: Built in 2023; Wood siding with Board & Batten and T-111 siding details; Composition roof; Pillar/post/pier foundation with skirting
• Exterior features: Deck; Yard; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave; Kitchen island; Kitchen/dining combo; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on main with ensuite bath, double closet, walk-in shower and deck; Second bedroom on main with closet
• Flooring: Vinyl flooring in kitchen/dining and kitchen areas; Wall-to-wall carpet in living areas and bedrooms
• Bathrooms: Two full bathrooms (both on main level); Walk-in shower in primary ensuite
• Heating & cooling: Forced air heating; ENERGY STAR qualified heating equipment; Air conditioning ready (no central cooling installed)
• Interior features: Main-floor living with minimal steps; Main floor bedroom with bath; Utility room on main; Laundry area; Natural lighting; Exterior entry from living room; Deck access from primary bedroom
• Laundry & utility: Laundry area on main; Utility room on main

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.7% 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.
• Zoned schools: Tualatin Elementary School (math 24% / reading 24%, grade F, #320 of 412 statewide, top 82%, 396 students, 43% FRL); Hazelbrook Middle School (math 54% / reading 62%, grade B, #20 of 128 statewide, top 15%, 877 students, 35% FRL); Tualatin High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 1,747 students, 25% FRL) — zoned schools at 34% FRL track the district average.
• 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 $933 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.32% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.22×
• Total profit: $8,470
• Equity at exit: $20,129

10-year hold

• IRR: 12.6%
• Equity multiple: 1.87×
• Total profit: $32,966
• Equity at exit: $11,672

Cash invested: $37,800 (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 97062

• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$708
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $559

Break-even live

Break-even rent $1,068

Max offer price $135,000

Occupancy floor 64%

Sensitivity live

Price	-10% $635	-5% $597	+0% $559	+5% $520	+10% $482
Rent	-10% $418	-5% $488	+0% $559	+5% $629	+10% $699
Rate	-1.0pp $627	-0.5pp $593	base $559	+0.5pp $524	+1.0pp $488

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: $33,750
• Closing costs: $4,050
• 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	0.09mi
8900 SW Sweek Dr Tualatin, OR	1.0–3.0	1.0–2.0	900	$2,420	$2.69	0d	23	0.46mi
9301 SW Sagert St Tualatin, OR	2.0–3.0	2.0	1081	$1,998	$1.85	0d	9	0.76mi
19605 SW Boones Ferry Rd Tualatin, OR	1.0–2.0	1.0	710	$1,779	$2.51	4d	4	0.84mi
19705 SW Boones Ferry Rd Tualatin, OR	1.0–2.0	1.0	684	$1,500	$2.19	12d	6	0.86mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	25d	2	0.90mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	25d	1	0.91mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	25d	1	0.97mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	25d	1	0.99mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	9d	4	0.99mi
18540 SW Boones Ferry Rd Tualatin, OR	1.0	1.0	667	$1,560	$2.34	6d	2	1.01mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$1,659	$1.44	0d	18	1.04mi
18480 SW Boones Ferry Rd Portland, OR	1.0–3.0	1.0–2.0	914	$1,612	$1.76	3d	6	1.04mi
17000 SW Pacific Hwy Portland, OR	1.0–2.0	1.0–2.0	684	$1,575	$2.30	45d	3	1.12mi
18049 SW Lower Boones Ferry Rd King City, OR	3.0	1.0–2.0	1022	$2,797	$2.74	0d	17	1.25mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	9d	9	1.27mi
7800 SW Sagert St Tualatin, OR	1.0–2.0	1.0	693	$1,793	$2.59	3d	5	1.29mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$1,812	$1.96	3d	9	1.33mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$1,970	$2.03	3d	13	1.34mi
15870 SW 88th Ave Unit A Tigard, OR	2.0	1.0	1013	$1,745	$1.72	45d	1	1.36mi
8363 SW Durham Rd Unit 06 Portland, OR	2.0	1.5	850	$1,595	$1.88	25d	1	1.42mi

Listing history 5 events

1. 2026-04-28
   status Pending

   Show marketing remark (357 chars)

   This better than new, move-in ready home in the Willow Glen Mobile Home Community offers an exceptional homeownership opportunity. Thoughtfully designed, this open-concept floor plan is bright and airy with ample windows and tall 9’ ceilings. The elegant kitchen features 4 piece Frigidaire® stainless steel appliance package and hickory cabinets.

2. 2026-04-28
   status Pending 357-char remark

   Show marketing remark (357 chars)

   This better than new, move-in ready home in the Willow Glen Mobile Home Community offers an exceptional homeownership opportunity. Thoughtfully designed, this open-concept floor plan is bright and airy with ample windows and tall 9’ ceilings. The elegant kitchen features 4 piece Frigidaire® stainless steel appliance package and hickory cabinets.

3. 2026-02-14
   price $135,000 357-char remark

   Show marketing remark (357 chars)

   This better than new, move-in ready home in the Willow Glen Mobile Home Community offers an exceptional homeownership opportunity. Thoughtfully designed, this open-concept floor plan is bright and airy with ample windows and tall 9’ ceilings. The elegant kitchen features 4 piece Frigidaire® stainless steel appliance package and hickory cabinets.

4. 2026-02-03
   listed $135,000 Active

   Show marketing remark (357 chars)

   This better than new, move-in ready home in the Willow Glen Mobile Home Community offers an exceptional homeownership opportunity. Thoughtfully designed, this open-concept floor plan is bright and airy with ample windows and tall 9’ ceilings. The elegant kitchen features 4 piece Frigidaire® stainless steel appliance package and hickory cabinets.

5. 2026-02-03
   listed $129,000 Active 357-char remark

   Show marketing remark (357 chars)

   This better than new, move-in ready home in the Willow Glen Mobile Home Community offers an exceptional homeownership opportunity. Thoughtfully designed, this open-concept floor plan is bright and airy with ample windows and tall 9’ ceilings. The elegant kitchen features 4 piece Frigidaire® stainless steel appliance package and hickory cabinets.

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$352/yr (+$29/mo · 36.7%)

ⓘ 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: $21,305
• − Mortgage interest: −$7,562
• − Property taxes: −$958
• − Insurance: −$675
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$3,927
• Taxable income: $4,774
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $5,557/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

+0.0% since first listed

5 events — show timeline

• 2026-04-28 Pending — RMLS
• 2026-04-28 Pending — WVMLS
• 2026-02-14 Price Changed $135,000 WVMLS
• 2026-02-03 Listed $129,000 WVMLS
• 2026-02-03 Listed $135,000 RMLS