17621 NW Shady Fir Loop #65 · Beaverton, OR 97006

$249,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 179 Days on market

Built 1995 $165/sqft · 23% above area Est $203k · 23% over

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Why this score? — see what drove the D 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 +16.7/30.0
• Schools +6.3/10.0
• DSCR +5.2/10.0
• Livability +4.4/5.0
• 1% rule +3.8/10.0
• 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 MLS

Top of the line Manufactured Home 1995 "Marlette" Location...#1 Park "Springwood Estates" This Beautiful 2 bedroom 2 bath is ready for a new owner. Electrical panel is in great shape-(Son is an electrician). Ceiling fans throughout the home. 2022 new water heater & heat pump/cooling system was serviced that same year. This home has vaulted ceilings and walk-in closets, a Den off the living room. Located in the laundry room is a wash/soaking sink. Washer & dryer stay with the home. 2024 new exterior paint. Back yard has turf and a patio area - Low maintenance. Double wide 20x21 garage. Lots of storage space. Space rent 1250.00 2 pets allowed, Service animal do not count as pets. Club house includes exercise room. Game room. Meeting room, party area, and a quiet area with TV. and internet service.

Key facts

• New exterior paint
• Exercise room
• Patio area

Tags

• NEW WATER HEATER
• HEAT PUMP COOLING SYSTEM
• NEW EXTERIOR PAINT
• TURF BACKYARD
• PATIO AREA
• EXERCISE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.0% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.2% 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.
• 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 18d 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 $2k of loan paydown is wiped out by about $7k 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 179 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $249k implies a 405% gain — meaningful room to come down on a strong offer.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $203,061
• List price: $249,000
• Delta: 22.62%
• 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
17500 NW Shady Fir Loop	0.05mi	3/2.0 (+1)	1,536 (+2%)	12mo	$241,000	$157	80
17736 NW Shady Fir Loop	0.13mi	3/2.0 (+1)	1,404 (-7%)	1mo	$220,000	$157	76
17730 SW Independence Way #253	0.17mi	3/2.0 (+1)	1,488 (-2%)	10mo	$130,000	$87	76
17643 NW Shady Fir Loop	0.03mi	3/2.0 (+1)	1,530 (+1%)	19mo	$174,900	$114	76
17602 NW Shady Fir Loop #27	0.04mi	3/2.0 (+1)	1,456 (-4%)	20mo	$247,500	$170	70
874 SW Liberty Bell Dr	0.23mi	3/2.0 (+1)	1,448 (-4%)	10mo	$165,000	$114	69
17559 NW Shady Fir Loop #60	0.05mi	3/2.0 (+1)	1,716 (+14%)	8mo	$242,000	$141	64
17660 SW Bunker Oak Rd	0.35mi	3/2.0 (+1)	1,380 (-9%)	2mo	$165,600	$120	63
905 SW Liberty Bell Dr	0.21mi	3/2.0 (+1)	1,447 (-4%)	19mo	$130,000	$90	63
17436 NW Shady Fir Loop	0.08mi	3/2.0 (+1)	1,344 (-11%)	19mo	$200,000	$149	57
375 SW Liberty Bell Dr	0.28mi	2/2.0	1,311 (-13%)	15mo	$90,000	$69	53
17595 SW Hancock Way #282	0.17mi	3/2.0 (+1)	1,335 (-12%)	20mo	$160,000	$120	51

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-36,875
• Equity at exit: $37,127

10-year hold

• IRR: -12.3%
• Equity multiple: 0.36×
• Total profit: $-44,348
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $156

Break-even live

Break-even rent $1,994

Max offer price $249,000

Occupancy floor 88%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17565 NW Woodmere Ct Beaverton, OR	3.0	2.0	1519	$2,500	$1.65	43d	1	0.27mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$1,925	$2.11	2d	13	0.43mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	23d	1	0.54mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	23d	1	0.54mi
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	23d	1	0.55mi
18405 SW Stepping Stone Dr #43 Beaverton, OR	3.0	2.5	1553	$2,275	$1.46	17d	1	0.55mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	2d	1	0.58mi
17152 SW Whitley Way Beaverton, OR	2.0	2.5	1260	$2,275	$1.81	16d	1	0.62mi
17040 SW Whitley Way #203 Beaverton, OR	2.0	1.5	1200	$1,695	$1.41	43d	1	0.65mi
1050 SW 170th Ave #201 Beaverton, OR	3.0	2.5	1524	$2,395	$1.57	17d	1	0.70mi
17634 SW September Ln Beaverton, OR	3.0	2.5	1582	$2,345	$1.48	17d	1	0.71mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$2,815	$3.37	2d	221	0.71mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	23d	1	0.74mi
17472 SW Jay St Beaverton, OR	3.0	2.5	1537	$2,300	$1.50	43d	1	0.76mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,061	$2.12	2d	20	0.78mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	43d	1	0.79mi
17461 SW Rose Petal Ln Beaverton, OR	3.0	2.5	1504	$2,295	$1.53	43d	1	0.81mi
1305 NE 105th Way Hillsboro, OR	1.0–3.0	1.0–2.0	997	$1,897	$1.90	2d	17	0.85mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$1,970	$2.70	1d	26	0.88mi
18200 NW Cornell Rd Beaverton, OR	1.0–2.0	1.0–2.0	929	$2,104	$2.26	2d	18	0.92mi
1614 SW 172nd Ter Beaverton, OR	2.0	2.5	1498	$2,195	$1.47	43d	1	0.93mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,545	$1.53	43d	1	0.95mi
600 NW Island Ter Beaverton, OR	1.0–2.0	1.0–2.0	828	$2,318	$2.80	2d	11	0.95mi
17391 SW Beaver Ct Beaverton, OR	3.0	2.0	1380	$2,295	$1.66	43d	1	0.97mi
17520 NW Cornell Rd Beaverton, OR	3.0	1.0–2.0	840	$1,906	$2.27	1d	14	0.98mi
16275 SW Gage Ln Beaverton, OR	3.0	2.5	1505	$2,550	$1.69	16d	1	0.99mi
10457 NE Park Ridge Way Beaverton, OR	2.0	2.5	1500	$2,595	$1.73	44d	1	1.00mi
17208 SW Pleasanton Ln Beaverton, OR	3.0	2.5	1460	$2,450	$1.68	7d	1	1.01mi
16205 SW Gage Ln Beaverton, OR	3.0	2.5	1541	$2,345	$1.52	17d	1	1.01mi
1573 NW Challis Pl Hillsboro, OR	3.0	2.5	1506	$2,595	$1.72	23d	1	1.03mi
17236 SW Berkeley Ln Beaverton, OR	3.0	2.5	1500	$2,395	$1.60	14d	1	1.04mi
1050 SW 160th Ave Beaverton, OR	2.0	1.0–2.0	854	$2,681	$3.14	1d	10	1.04mi
1248 SW 162nd Ave Beaverton, OR	2.0	3.0	1170	$2,150	$1.84	17d	1	1.04mi
17042 SW Berkeley Ln Beaverton, OR	3.0	2.5	1475	$2,249	$1.52	23d	1	1.06mi
16076 SW Gage Ln Beaverton, OR	2.0	2.5	1445	$2,295	$1.59	43d	1	1.07mi
1165 SW 160th Ave Beaverton, OR	3.0	2.5	1491	$2,409	$1.62	43d	1	1.07mi
1110 SW 160th Ave Beaverton, OR	2.0	1.5	1368	$1,999	$1.46	43d	1	1.09mi
1877 NE 102nd Ave Beaverton, OR	3.0	2.5	1459	$2,495	$1.71	16d	1	1.14mi
17999 NW Evergreen Pkwy Beaverton, OR	1.0–3.0	1.0–2.5	1105	$2,045	$1.85	1d	6	1.15mi
17222 NW Widgi Creek Ct Beaverton, OR	3.0	2.5	1460	$2,660	$1.82	7d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $249,000 Active 179 DOM
2. 2026-06-17
   days on market $249,000 Active 178 DOM
3. 2026-06-16
   days on market $249,000 Active 177 DOM
4. 2026-06-15
   pricedays on market $249,000 Active 176 DOM
5. 2026-06-13
   pricedays on market $149,000 Active 174 DOM
6. 2026-06-09
   days on market $252,000 Active 170 DOM
7. 2026-06-08
   days on market $252,000 Active 169 DOM
8. 2026-06-07
   days on market $252,000 Active 168 DOM
9. 2026-06-05
   days on market $252,000 Active 165 DOM
10. 2026-06-03
    days on market $252,000 Active 164 DOM
11. 2026-06-02
    days on market $252,000 Active 163 DOM
12. 2026-06-01
    days on market $252,000 Active 162 DOM
13. 2026-05-31
    days on market $252,000 Active 161 DOM
14. 2026-04-03
    price $252,000 834-char remark

    Show marketing remark (834 chars)

    Top of the line Manufactured Home 1995 "Marlette" Location...#1 Park "Springwood Estates" This Beautiful 2 bedroom 2 bath is ready for a new owner. Electrical panel is in great shape-(Son is an electrician). Ceiling fans throughout the home. 2022 new water heater & heat pump/cooling system was serviced that same year. This home has vaulted ceilings and walk-in closets, a Den off the living room. Located in the laundry room is a wash/soaking sink. Washer & dryer stay with the home. 2024 new exterior paint. Back yard has turf and a patio area - Low maintenance. Double wide 20x21 garage. Lots of storage space. Space rent 1250.00 2 pets allowed, Service animal do not count as pets. Club house includes exercise room. Game room. Meeting room, party area, and a quiet area with TV. and internet service.

15. 2026-02-13
    price $259,000 834-char remark

    Show marketing remark (834 chars)

    Top of the line Manufactured Home 1995 "Marlette" Location...#1 Park "Springwood Estates" This Beautiful 2 bedroom 2 bath is ready for a new owner. Electrical panel is in great shape-(Son is an electrician). Ceiling fans throughout the home. 2022 new water heater & heat pump/cooling system was serviced that same year. This home has vaulted ceilings and walk-in closets, a Den off the living room. Located in the laundry room is a wash/soaking sink. Washer & dryer stay with the home. 2024 new exterior paint. Back yard has turf and a patio area - Low maintenance. Double wide 20x21 garage. Lots of storage space. Space rent 1250.00 2 pets allowed, Service animal do not count as pets. Club house includes exercise room. Game room. Meeting room, party area, and a quiet area with TV. and internet service.

16. 2025-12-21
    listed $262,000 Active 834-char remark

    Show marketing remark (834 chars)

    Top of the line Manufactured Home 1995 "Marlette" Location...#1 Park "Springwood Estates" This Beautiful 2 bedroom 2 bath is ready for a new owner. Electrical panel is in great shape-(Son is an electrician). Ceiling fans throughout the home. 2022 new water heater & heat pump/cooling system was serviced that same year. This home has vaulted ceilings and walk-in closets, a Den off the living room. Located in the laundry room is a wash/soaking sink. Washer & dryer stay with the home. 2024 new exterior paint. Back yard has turf and a patio area - Low maintenance. Double wide 20x21 garage. Lots of storage space. Space rent 1250.00 2 pets allowed, Service animal do not count as pets. Club house includes exercise room. Game room. Meeting room, party area, and a quiet area with TV. and internet service.

17. 1994-09-11
    soldstatus $49,270

ⓘ 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: $1,992 · $166/mo
• Projected year-2 tax: $2,415 · $201/mo
• Expected delta: +$424/yr (+$35/mo · 21.3%)

ⓘ 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: $26,306
• − Mortgage interest: −$13,948
• − Property taxes: −$1,992
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$7,244
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $2,435/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

+411.5% since first listed

4 events — show timeline

• 2026-04-03 Price Changed $252,000 RMLS
• 2026-02-13 Price Changed $259,000 RMLS
• 2025-12-21 Listed $262,000 RMLS
• 1994-09-11 Sold (Public Records) $49,270 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,992 · +4.3% YoY. Source: county tax records.