17095 SW Eldorado Dr · Tualatin, OR 97224

$93,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 151 Days on market

Built 1976 Fair condition $65/sqft · 14% above area Est $81k · 14% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUYER INCENTIVE - 1 month of space rent to be credited by Seller at closing with an acceptable offer that closes by the end of May! Spacious, move-in ready double-wide 1976 manufactured home offering an ideal layout and many desirable features. Step inside to a generous living area filled with natural light from updated vinyl windows, seamlessly connected to a formal dining area — perfect for both everyday living and entertaining. The home flows into a large kitchen and adjoining family room. The kitchen features ample cabinets, generous counter space and a movable island. The family room includes built-in shelving and cabinetry, along with sliding glass doors that open to a covered patio—ideal for relaxing or entertaining year-round. An interior laundry room offers cabinets and includes a newer washer and dryer. Both bedrooms are generously sized and feature attached bathrooms, creating comfortable and private suite-style living. Side and backyard are fenced and there is also irrigation for all your gardening needs! Located in the desirable Eldorado Villas 55+ Community in Tigard, residents enjoy outstanding amenities including a swimming pool, walking paths, community rooms, and a full calendar of activities. Buyer must submit a park application and obtain approval. Space rent is $1,257/month. Schedule your private showing today! Please reach out for links to 3D Tour, floorplan, measurements.

Key facts

• Ample cabinetry
• Pantry cabinet
• Sliding glass doors

Tags

• UPDATED VINYL WINDOWS
• AMPLE CABINETRY
• MOVABLE ISLAND
• PANTRY CABINET
• BUILT-IN SHELVING
• SLIDING GLASS DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 soft (-0.4%/yr); 422 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $643 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.08% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.75%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $81,477
• List price: $93,000
• Delta: 14.14%
• 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
17088 SW Eldorado Dr	0.04mi	2/2.0	1,440 (0%)	2mo	$23,000	$16	97
17151 SW Eldorado Dr #85	0.06mi	2/2.0	1,344 (-7%)	3mo	$62,000	$46	84
17123 SW Eldorado Dr	0.05mi	3/2.0 (+1)	1,568 (+9%)	2mo	$129,985	$83	76
18485 SW Pacific Dr #53	0.47mi	2/2.0	1,440 (0%)	3mo	$120,000	$83	76
17188 SW Eldorado Dr #111	0.07mi	2/2.0	1,248 (-13%)	1mo	$32,500	$26	74
18485 SW Pacific Dr #64	0.49mi	3/2.0 (+1)	1,456 (+1%)	4mo	$94,000	$65	67
11668 SW Royal Villa Dr #77	0.71mi	2/2.0	1,440 (0%)	3mo	$67,000	$47	65
18485 SW Pacific Dr #37	0.45mi	3/2.0 (+1)	1,296 (-10%)	0mo	$85,000	$66	57
18485 SW Pacific Dr #105	0.54mi	3/2.0 (+1)	1,568 (+9%)	4mo	$64,995	$41	52
11560 SW Royal Villa Dr	0.71mi	2/2.0	1,334 (-7%)	5mo	$35,000	$26	50
18485 SW Pacific Dr #60	0.53mi	3/2.0 (+1)	1,620 (+12%)	1mo	$120,000	$74	49
11768 SW Royal Villa Dr #124	0.60mi	2/2.0	1,248 (-13%)	2mo	$28,000	$22	48

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: 33.8%
• Equity multiple: 2.37×
• Total profit: $35,620
• Equity at exit: $13,867

10-year hold

• IRR: 39.1%
• Equity multiple: 4.14×
• Total profit: $81,771
• Equity at exit: $8,041

Cash invested: $26,040 (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 97224

• Rents YoY: -0.4%
• Active inventory: 422
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $884

Break-even live

Break-even rent $814

Max offer price $93,000

Occupancy floor 49%

Sensitivity live

Price	-10% $949	-5% $916	+0% $884	+5% $852	+10% $820
Rent	-10% $732	-5% $808	+0% $884	+5% $961	+10% $1,037
Rate	-1.0pp $931	-0.5pp $908	base $884	+0.5pp $860	+1.0pp $836

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$1,970	$2.03	3d	13	0.20mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$1,812	$1.96	3d	9	0.37mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	16d	1	0.38mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	11d	1	0.43mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$1,697	$1.47	3d	19	0.46mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	45d	1	0.47mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	45d	1	0.50mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	9d	4	0.51mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	0.51mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	3d	1	0.51mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	0.53mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.59mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.60mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$1,724	$2.05	4d	11	0.94mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	1.05mi
15205 SW 119th Ave Portland, OR	2.0	2.0	1650	$2,150	$1.30	21d	1	1.15mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	9d	9	1.16mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	12d	7	1.18mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	4d	5	1.37mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	4d	1	1.38mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$1,805	$2.04	3d	12	1.41mi
9720 SW Tualatin Rd Tualatin, OR	2.0	2.0	1100	$1,750	$1.59	45d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $93,000 Active 151 DOM
2. 2026-06-18
   days on market $93,000 Active 148 DOM
3. 2026-06-17
   days on market $93,000 Active 147 DOM
4. 2026-06-16
   days on market $93,000 Active 146 DOM
5. 2026-06-15
   days on market $93,000 Active 145 DOM
6. 2026-06-13
   days on market $93,000 Active 143 DOM
7. 2026-06-09
   days on market $93,000 Active 139 DOM
8. 2026-06-08
   days on market $93,000 Active 138 DOM
9. 2026-06-07
   days on market $93,000 Active 137 DOM
10. 2026-06-05
    pricedays on market $93,000 Active 134 DOM
11. 2026-06-03
    days on market $98,000 Active 133 DOM
12. 2026-06-02
    days on market $98,000 Active 132 DOM
13. 2026-06-01
    days on market $98,000 Active 131 DOM
14. 2026-05-31
    days on market $98,000 Active 130 DOM
15. 2026-01-21
    listed $98,000 Active 1432-char remark

    Show marketing remark (1432 chars)

    BUYER INCENTIVE - 1 month of space rent to be credited by Seller at closing with an acceptable offer that closes by the end of May! Spacious, move-in ready double-wide 1976 manufactured home offering an ideal layout and many desirable features. Step inside to a generous living area filled with natural light from updated vinyl windows, seamlessly connected to a formal dining area — perfect for both everyday living and entertaining. The home flows into a large kitchen and adjoining family room. The kitchen features ample cabinets, generous counter space and a movable island. The family room includes built-in shelving and cabinetry, along with sliding glass doors that open to a covered patio—ideal for relaxing or entertaining year-round. An interior laundry room offers cabinets and includes a newer washer and dryer. Both bedrooms are generously sized and feature attached bathrooms, creating comfortable and private suite-style living. Side and backyard are fenced and there is also irrigation for all your gardening needs! Located in the desirable Eldorado Villas 55+ Community in Tigard, residents enjoy outstanding amenities including a swimming pool, walking paths, community rooms, and a full calendar of activities. Buyer must submit a park application and obtain approval. Space rent is $1,257/month. Schedule your private showing today! Please reach out for links to 3D Tour, floorplan, measurements.

16. 2000-02-10
    listed

ⓘ 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 4/10 Moderate
• 🌡 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: $23,196
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$2,705
• Taxable income: $9,710
• Est. tax owed @ 24.0%: −$2,330
• After-tax cash flow: $8,282/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 · 12 photos

Fair 45/100 Moderate rehab

This 1976 manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and exterior paint. Upgrades in these areas will significantly enhance the home's curb appeal and functionality.

Repairs flagged

• Moderate kitchen cabinets — Worn appearance
• Major bathroom fixtures — Dated and possibly leaking
• Minor exterior paint — Slight fading

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace carpet — New carpet improves comfort and adds value.
• Resale Replace outdated kitchen cabinets — Modern cabinets increase appeal and functionality.
• Resale Replace bathroom fixtures — Up-to-date fixtures improve functionality and aesthetics.
• Both Service HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
bathroom fixtures · Dated and possibly leaking	Major	$15,000–50,000
exterior paint · Slight fading	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet — New carpet improves comfort and adds value. ↑
• Resale Replace outdated kitchen cabinets — Modern cabinets increase appeal and functionality. ↑
• Resale Replace bathroom fixtures — Up-to-date fixtures improve functionality and aesthetics. ↑
• Both Service HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Washington County · 583,254 people
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 36,569
• Household income: $98,125
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1468.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 10% Two or more races 8% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Vietnamese 2%

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: ▼ -287.40%
• Current HPI: 277.57
• Rent YoY: ▼ -0.38%
• 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

2 events — show timeline

• 2026-01-21 Listed $98,000 RMLS
• 2000-02-10 Listed — RMLS