791 SW Valley Forge Way #345 · Beaverton, OR 97006

$89,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 41 Days on market

Built 1982 $71/sqft · 31% below area Est $128k · 31% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well maintained 3 bedroom, 2 bathroom manufactured home located in the desirable Heritage Village community. Offering 1,248 square feet of comfortable living space, this home features a bright and open floor plan that’s perfect for both relaxing and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and inviting atmosphere. The primary suite includes a private bathroom and ample closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Living along with all the benefits of community amenities in Heritage Village. Whether you're looking to downsize or find an affordable,

Key facts

• Built 1982
• Listed 41 days

Property features AI

Finance

• Other: Manufacturer: COMMODORE; No view noted
• Financial info: Lot rent listed (monthly) — amount provided in source (park site rent); Resale property
• HOA & community: Community amenities: commons, maintained grounds, tennis courts, weight room; Located in Heritage Village park (park name listed)

Exterior

• Parking: Carport; Driveway
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in park (residential); Single-story (main level focus); Wood siding
• Construction: Built in 1982; Composition roof; Skirting foundation
• Exterior features: Yard; Tool shed; Concrete road access; Level lot

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced-air heating; No central cooling indicated
• Interior features: Laminate flooring; Vinyl window frames; Crawl space basement
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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 17d 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $89k implies a 242% gain — meaningful room to come down on a strong offer.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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?
4. 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?
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: 2.35% ✓
• Cap rate: 21.34%
• Cash-on-cash: 53.74%
• DSCR: 3.39
• GRM: 3.5

CMA / ARV

• ARV (median comp): $128,212
• List price: $89,000
• Delta: -30.58%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17620 SW Richmond Way	0.09mi	3/2.0	1,200 (-4%)	9mo	$125,500	$105	82
17660 SW Bunker Oak Rd	0.10mi	3/2.0	1,380 (+11%)	2mo	$165,600	$120	76
871 SW Liberty Bell Dr #474	0.23mi	2/2.0 (-1)	1,152 (-8%)	2mo	$114,950	$100	70
520 SW Georgetown Way	0.25mi	4/2.0 (+1)	1,344 (+8%)	2mo	$75,000	$56	70
375 SW Liberty Bell Dr	0.24mi	2/2.0 (-1)	1,311 (+5%)	15mo	$90,000	$69	63
17595 SW Hancock Way #282	0.27mi	3/2.0	1,335 (+7%)	20mo	$160,000	$120	60
17736 NW Shady Fir Loop	0.50mi	3/2.0	1,404 (+12%)	1mo	$220,000	$157	55
797 SW Williamsburg Way #321	0.11mi	4/2.0 (+1)	1,370 (+10%)	24mo	$183,000	$134	54
17436 NW Shady Fir Loop	0.43mi	3/2.0	1,344 (+8%)	19mo	$200,000	$149	51
17388 NW Shady Fir Loop #1	0.45mi	2/2.0 (-1)	1,144 (-8%)	22mo	$127,000	$111	42
17680 NW Shady Fir Loop #36	0.49mi	2/2.0 (-1)	1,080 (-14%)	18mo	$95,000	$88	34

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: 48.6%
• Equity multiple: 3.03×
• Total profit: $50,504
• Equity at exit: $13,270

10-year hold

• IRR: 52.9%
• Equity multiple: 5.48×
• Total profit: $111,729
• Equity at exit: $7,695

Cash invested: $24,920 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$467
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $1,116

Break-even live

Break-even rent $680

Max offer price $89,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,166	-5% $1,141	+0% $1,116	+5% $1,091	+10% $1,066
Rent	-10% $951	-5% $1,033	+0% $1,116	+5% $1,199	+10% $1,281
Rate	-1.0pp $1,161	-0.5pp $1,139	base $1,116	+0.5pp $1,093	+1.0pp $1,069

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 SW 179th Ave Beaverton, OR	4.0	2.0	1356	$2,450	$1.81	9d	1	0.13mi
17170-17220 SW Heritage Pkwy Beaverton, OR	2.0	1.0	850	$1,424	$1.68	0d	3	0.17mi
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	25d	1	0.20mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	25d	1	0.33mi
17152 SW Whitley Way Beaverton, OR	2.0	2.5	1260	$2,175	$1.73	0d	1	0.35mi
17040 SW Whitley Way #203 Beaverton, OR	2.0	1.5	1200	$1,695	$1.41	45d	1	0.39mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$3,426	$4.10	0d	223	0.40mi
17030 SW Baseline Rd Beaverton, OR	2.0	1.0	680	$1,671	$2.46	14d	1	0.41mi
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,622	$1.65	9d	6	0.41mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,487	$2.56	0d	22	0.42mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	16d	1	0.43mi
18380 NW Heritage Pkwy Beaverton, OR	1.0–2.0	1.0	798	$2,124	$2.66	0d	6	0.47mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$2,290	$3.14	3d	26	0.52mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$2,332	$2.55	0d	15	0.56mi
1614 SW 172nd Ter Beaverton, OR	2.0	2.5	1498	$2,195	$1.47	45d	1	0.57mi
17391 SW Beaver Ct Beaverton, OR	3.0	2.0	1380	$2,295	$1.66	45d	1	0.58mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	45d	1	0.59mi
17208 SW Pleasanton Ln Beaverton, OR	3.0	2.5	1460	$2,450	$1.68	9d	1	0.63mi
17236 SW Berkeley Ln Beaverton, OR	3.0	2.5	1500	$2,395	$1.60	16d	1	0.66mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	25d	1	0.66mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	14d	1	0.67mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	25d	1	0.68mi
17205 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.5	800	$1,595	$1.99	45d	1	0.68mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,790	$1.78	45d	1	0.68mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	25d	1	0.69mi
17042 SW Berkeley Ln Beaverton, OR	3.0	2.5	1475	$2,249	$1.52	25d	1	0.70mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	25d	1	0.70mi
17324 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.0	805	$1,795	$2.23	19d	1	0.70mi
17300 SW Merlo Rd Apt 3 Beaverton, OR	2.0	1.0	1000	$1,450	$1.45	5d	1	0.71mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$2,109	$2.20	0d	3	0.73mi
915 SW 163rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	786	$1,810	$2.30	45d	12	0.74mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	25d	1	0.75mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	45d	1	0.76mi
770 NW 185th Ave #305 Beaverton, OR	2.0	1.0	864	$1,650	$1.91	45d	1	0.77mi
915 SW 163rd Ave Unit 2314 Beaverton, OR	2.0	2.0	913	$1,725	$1.89	3d	1	0.79mi
915 SW 163rd Ave Unit 132 Beaverton, OR	2.0	2.0	913	$1,635	$1.79	25d	1	0.79mi
915 SW 163rd Ave Unit 823 Beaverton, OR	2.0	1.0	824	$1,645	$2.00	6d	1	0.79mi
915 SW 163rd Ave Unit 718 Beaverton, OR	2.0	2.0	913	$1,675	$1.83	9d	1	0.79mi
915 SW 163rd Ave Unit 527 Beaverton, OR	2.0	2.0	913	$1,625	$1.78	9d	1	0.79mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	837	$1,850	$2.21	0d	15	0.85mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $89,000 Pending 41 DOM
2. 2026-06-07
   days on market $89,000 Active 40 DOM
3. 2026-06-05
   days on market $89,000 Active 37 DOM
4. 2026-06-03
   days on market $89,000 Active 36 DOM
5. 2026-06-02
   days on market $89,000 Active 35 DOM
6. 2026-06-01
   days on market $89,000 Active 34 DOM
7. 2026-05-31
   days on market $89,000 Active 33 DOM
8. 2026-05-19
   price $92,000 871-char remark
9. 2026-04-28
   listed $95,000 Active 871-char remark
10. 1985-08-26
    soldstatus $26,000

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$458/yr (+$38/mo · 113.2%)

ⓘ 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: $25,117
• − Mortgage interest: −$4,985
• − Property taxes: −$405
• − Insurance: −$445
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$2,589
• Taxable income: $12,674
• Est. tax owed @ 24.0%: −$3,042
• After-tax cash flow: $10,350/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: 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

+242.3% since first listed

5 events — show timeline

• 2026-06-08 Pending — RMLS
• 2026-05-27 Price Changed $89,000 RMLS
• 2026-05-19 Price Changed $92,000 RMLS
• 2026-04-28 Listed $95,000 RMLS
• 1985-08-26 Sold (Public Records) $26,000 Public Records

Property tax history

+10.3%/yr

Latest (2016): $405 · +17.7% YoY. Source: county tax records.