10405 SW Denney Rd #31 · Beaverton, OR 97008

$85,000

2 bd · 1.0 ba · 1,032 sqft · Manufactured public records · 33 Days on market

Built 1969

---

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 +7.5/15.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new affordable, convenient, and well-situated home in Beaverton, with close access to HWY 217. This neighborhood welcomes you! The community amenities include storage, a pool, a laundry room, pet-friendly access, and a clubhouse! The manufactured home offers a spacious living/dining area, an updated kitchen, three bedrooms, and two baths. Enjoy your gatherings under the covered area. Do you want to see more? Call today for an appointment. This one won't last. Call today for your appointment. The park rent is $1,054 per month. ------------------------------------------------------------ Spanish: Bienvenido a su nuevo hogar en Beaverton: asequible, práctico y con una ub

Key facts

• Storage
• Community amenities
• Laundry room

Tags

• CLOSE ACCESS TO HWY 217
• COMMUNITY AMENITIES
• STORAGE
• POOL
• LAUNDRY ROOM
• PET-FRIENDLY ACCESS

Property features AI

Finance

• Other: Land lease expires April 1, 2027; Zoning: RMA
• Financial info: Land lease in place (monthly lot rent)
• HOA & community: Park allows pets (maximum of 2 per home); see park rules and application; Located in Hidden Village Mobile Home Estate

Exterior

• Parking: Covered driveway; Carport
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric fuel
• Home design: Manufactured home in a park (residential); Single-level living; Wood siding exterior; Metal roof
• Construction: Built in 1969; Pillar/post/pier foundation with skirting
• Exterior features: Fenced yard; Porch; Yard; Concrete road access; Level lot

Interior

• Kitchen: Free-standing range
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Mini-split heating and cooling; Pellet stove; Wood stove
• Interior features: Laminate flooring throughout; Double-pane windows; Washer and dryer included; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer present; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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.
• Zoned schools: Mckay Elementary School (math 70% / reading 70%, grade A-, #34 of 412 statewide, top 11%, 260 students, 72% FRL); Whitford Middle School (math 72% / reading 77%, grade A, #7 of 128 statewide, top 5%, 809 students, 56% FRL); Southridge High School (reading 75%, 1,495 students, 45% FRL) — zoned schools average 58% FRL vs 31% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $588 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 18.37%
• Cash-on-cash: 43.13%
• DSCR: 2.92
• GRM: 4.1

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: 9.8%
• Equity multiple: 1.37×
• Total profit: $8,762
• Equity at exit: $12,674

10-year hold

• IRR: 15.4%
• Equity multiple: 2.02×
• Total profit: $24,366
• Equity at exit: $7,349

Cash invested: $23,800 (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 97008

• Rents YoY: -1.1%
• Active inventory: 135
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$446
• Tax from tax record: −$16 /mo · $186/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $429

Break-even live

Break-even rent $1,169

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6918 SW 104th Ave Beaverton, OR	3.0	2.0	1151	$2,300	$2.00	43d	1	0.17mi
6745 SW Scholls Ferry Rd #38 Beaverton, OR	2.0	2.0	996	$1,800	$1.81	2d	1	0.39mi
9555 SW Allen Blvd Beaverton, OR	1.0–2.0	1.0–2.0	734	$1,750	$2.38	12d	3	0.44mi
6750 SW Scholls Ferry Rd Beaverton, OR	2.0	1.0	850	$1,372	$1.61	7d	2	0.48mi
9408 SW Allen Blvd Portland, OR	1.0–2.0	1.0	698	$1,499	$2.15	14d	2	0.53mi
6155 SW King Blvd Beaverton, OR	1.0	1.0	700	$1,499	$2.14	14d	1	0.56mi
9134 SW Becker Dr Unit 9134 Portland, OR	2.0	2.0	1000	$1,365	$1.36	21d	1	0.62mi
7720 SW Bel Aire Dr Beaverton, OR	2.0	1.5	950	$1,795	$1.89	43d	1	0.65mi
9685 SW Whitford Ln Beaverton, OR	3.0	2.0	1346	$2,495	$1.85	23d	1	0.67mi
11655 SW Allen Blvd Beaverton, OR	2.0–3.0	1.0–2.0	1059	$1,425	$1.35	7d	1	0.73mi
6320 SW Lombard Ave Beaverton, OR	1.0	1.0	600	$1,375	$2.29	14d	7	0.74mi
6170 SW Lombard Ave Beaverton, OR	2.0–3.0	1.0–1.5	1102	$1,645	$1.49	3d	2	0.77mi
11900 SW Allen Blvd Unit 329-22 Beaverton, OR	2.0	1.5	875	$1,600	$1.83	4d	1	0.80mi
11900 SW Allen Blvd Unit 329-12 Beaverton, OR	2.0	1.0	825	$1,450	$1.76	4d	1	0.80mi
11900 SW Allen Blvd Unit 329-15 Beaverton, OR	2.0	1.0	825	$1,299	$1.57	7d	1	0.80mi
11900 SW Allen Blvd Unit 329-18 Beaverton, OR	2.0	1.5	875	$1,600	$1.83	43d	1	0.80mi
12020-12275 SW Why Worry Ln Beaverton, OR	2.0–3.0	1.0	900	$1,650	$1.83	7d	4	0.83mi
10966 SW Larch Ln Beaverton, OR	2.0–3.0	1.0–1.5	937	$1,325	$1.41	7d	4	0.89mi
11730 SW Bel Aire Ln Beaverton, OR	2.0	1.0	1000	$1,595	$1.59	23d	1	0.95mi
11801 SW Ridgecrest Dr Unit 7895 Beaverton, OR	2.0	2.0	1052	$1,995	$1.90	7d	1	0.95mi
11801 SW Ridgecrest Dr Unit 11803 Beaverton, OR	2.0	2.0	1052	$2,100	$2.00	7d	1	0.95mi
12334 SW Sussex St Beaverton, OR	2.0	1.5	990	$2,100	$2.12	43d	1	0.95mi
5555 SW Lombard Ave Unit 5555 Beaverton, OR	2.0	1.5	1254	$1,995	$1.59	23d	1	0.96mi
6420 SW 124th Ave Beaverton, OR	2.0	1.0	810	$1,395	$1.72	7d	1	0.96mi
5531 SW Lombard Ave Beaverton, OR	2.0	1.5	1000	$1,995	$2.00	7d	1	0.98mi
11625 SW 5th St Beaverton, OR	1.0–2.0	1.0	686	$1,450	$2.11	2d	3	0.98mi
11835 SW Ridgecrest Dr Beaverton, OR	2.0	1.5	1152	$1,725	$1.50	4d	1	0.98mi
8600 SW Scholls Ferry Rd Beaverton, OR	2.0	1.0	768	$1,400	$1.82	3d	1	0.98mi
7860 SW Hall Blvd Beaverton, OR	1.0–3.0	1.0–1.5	900	$1,447	$1.61	7d	1	0.99mi
11835 SW Ridgecrest Dr Apt 12 Beaverton, OR	2.0	1.5	1152	$1,695	$1.47	43d	1	1.00mi
7850 SW Hall Blvd Beaverton, OR	1.0–2.0	1.0–2.0	785	$1,609	$2.05	2d	4	1.00mi
8520 SW Laurel Leaf Ln Unit 8533 Portland, OR	2.0	2.0	1190	$1,895	$1.59	1d	1	1.01mi
11875 SW 7th St Beaverton, OR	2.0	1.0	900	$1,375	$1.53	43d	1	1.03mi
7535 SW Hall Blvd Beaverton, OR	1.0–2.0	1.0	798	$1,650	$2.07	4d	4	1.03mi
5575 SW Franklin Ave Unit 23 Beaverton, OR	2.0	1.0	800	$1,324	$1.66	43d	1	1.05mi
8803 SW Brightfield Cir Portland, OR	2.0	1.0	916	$1,540	$1.68	43d	1	1.06mi
11900 SW 5th St Unit VM 3 Beaverton, OR	1.0	1.0	800	$1,300	$1.62	16d	1	1.06mi
5950 SW Hall Blvd Beaverton, OR	1.0	1.0	750	$1,195	$1.59	7d	3	1.07mi
8835 SW Brightfield Cir Unit 1 Portland, OR	1.0	1.0	726	$1,195	$1.65	2d	1	1.07mi
8350 SW Greenway Beaverton, OR	1.0–3.0	1.0	767	$1,562	$2.04	21d	6	1.08mi

Listing history 14 events

1. 2026-06-18
   days on market $85,000 Active 33 DOM
2. 2026-06-17
   days on market $85,000 Active 32 DOM
3. 2026-06-16
   days on market $85,000 Active 31 DOM
4. 2026-06-15
   days on market $85,000 Active 30 DOM
5. 2026-06-13
   days on market $85,000 Active 28 DOM
6. 2026-06-09
   days on market $85,000 Active 24 DOM
7. 2026-06-08
   days on market $85,000 Active 23 DOM
8. 2026-06-07
   days on market $85,000 Active 22 DOM
9. 2026-06-05
   days on market $85,000 Active 19 DOM
10. 2026-06-03
    days on market $85,000 Active 18 DOM
11. 2026-06-02
    days on market $85,000 Active 17 DOM
12. 2026-06-01
    days on market $85,000 Active 16 DOM
13. 2026-05-31
    days on market $85,000 Active 15 DOM
14. 2026-05-16
    listed $85,000 Active

ⓘ 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: $186 · $16/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$638/yr (+$53/mo · 342.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 23% 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 · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,540
• − Mortgage interest: −$4,761
• − Property taxes: −$186
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$2,473
• Taxable income: $4,289
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,118/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

• Census place: Beaverton, OR
• County: Washington County · 583,254 people
• City population: 204,753
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,611
• Household income: $96,116
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1466.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Two or more races 11% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Portuguese 4% Slovak 4%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 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: ▼ -507.48%
• Current HPI: 321.1795
• Rent YoY: ▼ -1.06%
• 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

1 event — show timeline

• 2026-05-16 Listed $85,000 RMLS

Property tax history

+12.5%/yr

Latest (2019): $186 · +43.5% YoY. Source: county tax records.