18485 SW Pacific Dr · Tualatin, OR 97062

$72,000

4 bd · 2.0 ba · 1,404 sqft · Land · 37 Days on market

Built 1986 ↓ 37% since listing

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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 +7.5/15.0
• Schools +5.6/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 3BR/2BA GOLDEN WEST MFG HOME IN GREAT SR PARK!TAPE/TEXTURED! 6" CONST! 21X13 LIV RM! LG KIT W/EATING BAR & OAK! LOVELY MASTER SUITE! NEW EXT PAINT! VERY WELL CARED FOR! NEWER QUIET PK! TUALATIN. $19,850!

Key facts

• Move-in ready
• Central heat
• New flooring

Tags

• MOVE-IN READY
• NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• RECENTLY REFINISHED INTERIOR
• CENTRAL HEAT

Property features AI

Finance

• Other: Living area approximately 1404 square feet

Exterior

• Utilities: Utilities information not provided
• Home design: Built in 1986; Single-family home
• Construction: Construction details not provided
• Exterior features: Located in the Sherwood - Tualatin North subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $72k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.8% 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.
• Sherwood SD 88J (suburban): math 56% / reading 66% proficiency, ranked #5 of 58 in OR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents falling (-3.0%/yr); 142 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 30% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.
• Current owner paid $20k; list at $72k implies a 263% gain — meaningful room to come down on a strong offer.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 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?
4. 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.
5. 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.
6. 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: 3.67% ✓
• Cap rate: 32.81%
• Cash-on-cash: 94.69%
• DSCR: 5.21
• GRM: 2.3

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: 92.1%
• Equity multiple: 5.06×
• Total profit: $81,947
• Equity at exit: $10,735

10-year hold

• IRR: 94.4%
• Equity multiple: 9.53×
• Total profit: $172,047
• Equity at exit: $6,225

Cash invested: $20,160 (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 97062

• Rents YoY: -3.0%
• Active inventory: 142
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $1,591

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 35%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	2d	1	0.47mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	2d	13	0.51mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	10d	1	0.66mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	2d	19	0.82mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	2d	9	0.91mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	3d	11	1.14mi

Listing history 17 events

1. 2026-06-18
   days on market $72,000 Active 37 DOM
2. 2026-06-17
   days on market $72,000 Active 36 DOM
3. 2026-06-16
   days on market $72,000 Active 35 DOM
4. 2026-06-15
   days on market $72,000 Active 34 DOM
5. 2026-06-13
   days on market $72,000 Active 32 DOM
6. 2026-06-13
   days on market $72,000 Active 31 DOM
7. 2026-06-09
   days on market $72,000 Active 28 DOM
8. 2026-06-08
   days on market $72,000 Active 27 DOM
9. 2026-06-07
   days on market $72,000 Active 26 DOM
10. 2026-06-03
    days on market $72,000 Active 22 DOM
11. 2026-06-02
    days on market $72,000 Active 21 DOM
12. 2026-06-01
    days on market $72,000 Active 20 DOM
13. 2026-05-31
    days on market $72,000 Active 19 DOM
14. 2026-05-12
    listed $72,000 Active 1315-char remark
15. 2003-06-06
    soldstatus $19,850 222-char remark

    Show marketing remark (222 chars)

    BEAUTIFUL 3BR/2BA GOLDEN WEST MFG HOME IN GREAT SR PARK!TAPE/TEXTURED! 6" CONST! 21X13 LIV RM! LG KIT W/EATING BAR & OAK! LOVELY MASTER SUITE! NEW EXT PAINT! VERY WELL CARED FOR! NEWER QUIET PK! TUALATIN. $19,850!

16. 2003-04-10
    listed $19,850 222-char remark

    Show marketing remark (222 chars)

    BEAUTIFUL 3BR/2BA GOLDEN WEST MFG HOME IN GREAT SR PARK!TAPE/TEXTURED! 6" CONST! 21X13 LIV RM! LG KIT W/EATING BAR & OAK! LOVELY MASTER SUITE! NEW EXT PAINT! VERY WELL CARED FOR! NEWER QUIET PK! TUALATIN. $19,850!

17. 1985-12-01
    soldstatus $115,000

ⓘ 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 3/10 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: $31,723
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$2,095
• Taxable income: $19,079
• Est. tax owed @ 24.0%: −$4,579
• After-tax cash flow: $14,511/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: Sherwood SD 88J
• NCES district ID: 4111290
• Math proficiency: 56% ▼ -14.00%
• Reading proficiency: 66% ▼ -11.00%
• Median HH income: $88,369
• Composite: 55.54/100
• National rank: #1242
• State rank: #5 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

• Census place: Tualatin, OR
• County: Washington County · 583,254 people
• City population: 28,930
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,930
• Household income: $105,407
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 14% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Italian 4% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -346.49%
• Current HPI: 279.0431
• Rent YoY: ▼ -3.03%
• 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

-37.4% since first listed

4 events — show timeline

• 2026-05-12 Listed $72,000 FSBO.com
• 2003-06-06 Sold (MLS) $19,850 RMLS
• 2003-04-10 Listed $19,850 RMLS
• 1985-12-01 Sold (Public Records) $115,000 Public Records

Property tax history

+33.7%/yr

Latest (2025): $44,923 · +3.9% YoY. Source: county tax records.