681 SW Concord Way · Beaverton, OR 97006

$120,000

4 bd · 2.0 ba · 1,070 sqft · SingleFamily · 131 Days on market

Built 1974 $112/sqft · at area comps Est $119k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• 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 MLS

Welcome to this well maintained 4 bedroom, 1.5 bath manufactured home located in the highly desirable Heritage Village community. Offering a spacious open concept layout, this home features excellent natural flow with fresh upgrades that include new doors, new windows, new closet doors, new hard wood floors w/ crown molding & base board trim, new kitchen, new light fixtures, new central heating & air conditioning mini split and more. The flexible floor plan includes a large living area open to the kitchen, half bath perfect for guests, 3 spacious bedrooms, rare 4th bedroom perfect for a home office, guest room, playroom, gym, or additional family space. Outside you have a carport, tool shed and yard space. Space rent in $1,255/month.

Key facts

• New hard wood floors
• New kitchen
• Tool shed

Tags

• OPEN CONCEPT LAYOUT
• NEW HARD WOOD FLOORS
• NEW KITCHEN
• CARPORT
• TOOL SHED
• YARD SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 16d 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 $830 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.01% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.58%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

• ARV (median comp): $118,672
• List price: $120,000
• Delta: 1.12%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1079 SW 179th Ave	0.24mi	3/2.0 (-1)	1,124 (+5%)	4mo	$440,000	$391	72
377 NW 183rd Ave	0.52mi	3/2.0 (-1)	1,125 (+5%)	8mo	$432,500	$384	56
394 NW 180th Ave	0.51mi	3/2.0 (-1)	1,125 (+5%)	14mo	$479,900	$427	51
18457 NW Tara	0.50mi	3/2.0 (-1)	1,125 (+5%)	19mo	$385,000	$342	48
65 NW 181st Ave	0.33mi	3/2.0 (-1)	1,184 (+11%)	20mo	$450,000	$380	45
18945 SW Hennig Ct	0.47mi	3/1.0 (-1)	1,222 (+14%)	21mo	$449,900	$368	28

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: 33.7%
• Equity multiple: 2.36×
• Total profit: $45,842
• Equity at exit: $17,892

10-year hold

• IRR: 39.0%
• Equity multiple: 4.15×
• Total profit: $105,758
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $1,136

Break-even live

Break-even rent $976

Max offer price $120,000

Occupancy floor 48%

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: $30,000
• Closing costs: $3,600
• 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	7d	1	0.13mi
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	23d	1	0.29mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	23d	1	0.33mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	14d	1	0.34mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$3,426	$4.10	2d	221	0.48mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,482	$2.56	2d	20	0.49mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$2,332	$2.55	2d	13	0.50mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$2,290	$3.14	1d	26	0.58mi
17391 SW Beaver Ct Beaverton, OR	3.0	2.0	1380	$2,295	$1.66	43d	1	0.62mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	43d	1	0.68mi
17208 SW Pleasanton Ln Beaverton, OR	3.0	2.5	1460	$2,450	$1.68	7d	1	0.68mi
17236 SW Berkeley Ln Beaverton, OR	3.0	2.5	1500	$2,395	$1.60	14d	1	0.70mi
17042 SW Berkeley Ln Beaverton, OR	3.0	2.5	1475	$2,249	$1.52	23d	1	0.75mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,790	$1.78	43d	1	0.76mi
18558 SW Takena Ct Beaverton, OR	3.0	2.5	1431	$2,395	$1.67	23d	1	0.90mi
17923 SW Niks Dr Beaverton, OR	3.0	2.5	1386	$2,245	$1.62	23d	1	0.93mi
17872 SW Niks Dr Beaverton, OR	3.0	2.5	1377	$2,495	$1.81	43d	1	0.95mi
19665 SW Rock Rd Beaverton, OR	3.0	1.0	1200	$5,500	$4.58	7d	1	0.96mi
2597 SW 179th Ter Beaverton, OR	3.0	2.5	1377	$2,250	$1.63	23d	1	0.97mi
19245 SW York St Beaverton, OR	4.0	2.0	1100	$2,700	$2.45	23d	1	0.99mi
18640 SW Bryant St Beaverton, OR	2.0–3.0	1.0–2.5	1250	$2,400	$1.92	23d	1	1.00mi
1165 SW 160th Ave Beaverton, OR	3.0	2.5	1491	$2,409	$1.62	43d	1	1.01mi
20018 SW Monson St Beaverton, OR	3.0	2.5	1484	$2,395	$1.61	43d	1	1.03mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$2,300	$2.56	1d	19	1.04mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	43d	1	1.11mi
1305 NE 105th Way Hillsboro, OR	1.0–3.0	1.0–2.0	997	$2,395	$2.40	3d	17	1.12mi
17979 SW Arbela Ct Beaverton, OR	3.0	2.5	1464	$2,199	$1.50	43d	1	1.24mi
17921 SW Arbela Ct Beaverton, OR	3.0	2.5	1432	$2,175	$1.52	43d	1	1.24mi
17135 SW Heritage Ct Beaverton, OR	3.0	2.0	1050	$1,924	$1.83	4d	2	1.25mi
9950 NE Gibbs Dr Hillsboro, OR	4.0	1.0–2.0	1299	$3,950	$3.04	3d	62	1.30mi
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$2,195	$2.37	3d	17	1.31mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	14d	1	1.33mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	1.34mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	1.35mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	23d	1	1.36mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	16d	1	1.36mi
9965 NE Walker Rd Hillsboro, OR	1.0–3.0	1.0–1.5	795	$1,936	$2.43	2d	5	1.37mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	3d	1	1.40mi
1877 NE 102nd Ave Beaverton, OR	3.0	2.5	1459	$2,495	$1.71	16d	1	1.40mi
17520 NW Cornell Rd Beaverton, OR	3.0	1.0–2.0	840	$2,157	$2.57	1d	14	1.40mi

Listing history 16 events

1. 2026-06-16
   days on market $120,000 Active 131 DOM
2. 2026-06-15
   days on market $120,000 Active 130 DOM
3. 2026-06-13
   days on market $120,000 Active 128 DOM
4. 2026-06-09
   days on market $120,000 Active 124 DOM
5. 2026-06-08
   days on market $120,000 Active 123 DOM
6. 2026-06-07
   days on market $120,000 Active 122 DOM
7. 2026-06-05
   days on market $120,000 Active 119 DOM
8. 2026-06-03
   days on market $120,000 Active 118 DOM
9. 2026-06-02
   days on market $120,000 Active 117 DOM
10. 2026-06-01
    days on market $120,000 Active 116 DOM
11. 2026-05-31
    days on market $120,000 Active 115 DOM
12. 2025-12-16
    listed $120,000 Active 751-char remark

    Show marketing remark (751 chars)

    Welcome to this well maintained 4 bedroom, 1.5 bath manufactured home located in the highly desirable Heritage Village community. Offering a spacious open concept layout, this home features excellent natural flow with fresh upgrades that include new doors, new windows, new closet doors, new hard wood floors w/ crown molding & base board trim, new kitchen, new light fixtures, new central heating & air conditioning mini split and more. The flexible floor plan includes a large living area open to the kitchen, half bath perfect for guests, 3 spacious bedrooms, rare 4th bedroom perfect for a home office, guest room, playroom, gym, or additional family space. Outside you have a carport, tool shed and yard space. Space rent in $1,255/month.

13. 2021-07-01
    soldstatus $110,000 Sold 520-char remark

    Show marketing remark (520 chars)

    3 bedr. + Den. Price includes a new roof at time of closing. New doors including Front & Back. All New vinyl windows, closet doors, hard wood floors w/ crown molding & base board trim. Remodeled kitchen. New cabinets, kitchen hood, light fixtures & New outlets. New central heating and air conditioning split system. New flooring in both bathrooms. New washer & dryer and appliances included. New exterior & interior paint. Low maintenance yard. Storage shed included 2 pools and kids Space Rent $929

14. 2021-05-28
    status Pending 520-char remark

    Show marketing remark (520 chars)

    3 bedr. + Den. Price includes a new roof at time of closing. New doors including Front & Back. All New vinyl windows, closet doors, hard wood floors w/ crown molding & base board trim. Remodeled kitchen. New cabinets, kitchen hood, light fixtures & New outlets. New central heating and air conditioning split system. New flooring in both bathrooms. New washer & dryer and appliances included. New exterior & interior paint. Low maintenance yard. Storage shed included 2 pools and kids Space Rent $929

15. 2021-05-03
    listed $115,000 Active 520-char remark

    Show marketing remark (520 chars)

    3 bedr. + Den. Price includes a new roof at time of closing. New doors including Front & Back. All New vinyl windows, closet doors, hard wood floors w/ crown molding & base board trim. Remodeled kitchen. New cabinets, kitchen hood, light fixtures & New outlets. New central heating and air conditioning split system. New flooring in both bathrooms. New washer & dryer and appliances included. New exterior & interior paint. Low maintenance yard. Storage shed included 2 pools and kids Space Rent $929

16. 1989-12-12
    soldstatus $4,016,058

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$67/yr (+$6/mo · 6.1%)

ⓘ 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: $28,964
• − Mortgage interest: −$6,722
• − Property taxes: −$1,097
• − Insurance: −$600
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$3,491
• Taxable income: $12,420
• Est. tax owed @ 24.0%: −$2,981
• After-tax cash flow: $10,653/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

-97.0% since first listed

5 events — show timeline

• 2025-12-16 Listed $120,000 RMLS
• 2021-07-01 Sold (MLS) $110,000 RMLS
• 2021-05-28 Pending — RMLS
• 2021-05-03 Listed $115,000 RMLS
• 1989-12-12 Sold (Public Records) $4,016,058 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,097 · +4.1% YoY. Source: county tax records.