690 SW Liberty Bell Dr · Beaverton, OR 97006

$86,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 96 Days on market

Built 1976 $90/sqft · 28% below area Est $119k · 28% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming and updated single-wide manufactured home located in the heart of Beaverton just off 185th Ave! Situated on a desirable corner lot, this home offers extra space, privacy, and great natural light. Inside you’ll find a beautifully refreshed interior featuring new interior paint, updated flooring, a remodeled kitchen, and a newer roof, making this home truly move-in ready. The kitchen has been tastefully updated to provide a modern feel while maintaining comfortable functionality for everyday living.Enjoy the convenience of space rent that includes water and sewer, helping simplify monthly expenses. The corner lot location offers added curb appeal and a more open feel compared to many homes in the community.Located just minutes from shopping, restaurants, parks, and major commuter routes, this home provides both comfort and convenience in a prime Beaverton location.

Key facts

• Great natural light
• Refreshed interior
• Newer roof

Tags

• CORNER LOT
• REMODELED KITCHEN
• NEWER ROOF
• UPDATED FLOORING
• REFRESHED INTERIOR
• GREAT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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 leasing fast (median 14d 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 $595 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,260 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 2.11% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.56%
• DSCR: 2.89
• GRM: 4.0

CMA / ARV

• ARV (median comp): $119,362
• List price: $86,000
• Delta: -27.95%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.46×
• Total profit: $35,167
• Equity at exit: $12,823

10-year hold

• IRR: 41.1%
• Equity multiple: 4.33×
• Total profit: $80,205
• Equity at exit: $7,436

Cash invested: $24,080 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$451
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $854

Break-even live

Break-even rent $732

Max offer price $86,000

Occupancy floor 48%

Sensitivity live

Price	-10% $903	-5% $878	+0% $854	+5% $830	+10% $805
Rent	-10% $711	-5% $782	+0% $854	+5% $926	+10% $997
Rate	-1.0pp $897	-0.5pp $876	base $854	+0.5pp $832	+1.0pp $809

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,622	$1.65	8d	6	0.32mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	15d	1	0.34mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$2,815	$3.37	3d	221	0.48mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,061	$2.12	3d	20	0.49mi
17030 SW Baseline Rd Beaverton, OR	2.0	1.0	680	$1,671	$2.46	13d	1	0.50mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$1,925	$2.11	3d	13	0.50mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$1,970	$2.70	2d	26	0.58mi
1120 SW 170th Ave #101 Beaverton, OR	1.0	1.0	722	$1,595	$2.21	12d	1	0.61mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	13d	1	0.61mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	24d	1	0.62mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	24d	1	0.63mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	24d	1	0.66mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$1,949	$2.03	2d	5	0.71mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	24d	1	0.72mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	44d	1	0.72mi
17205 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.5	800	$1,595	$1.99	44d	1	0.72mi
770 NW 185th Ave #305 Beaverton, OR	2.0	1.0	864	$1,650	$1.91	44d	1	0.74mi
17324 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.0	805	$1,795	$2.23	18d	1	0.74mi
17300 SW Merlo Rd Apt 3 Beaverton, OR	2.0	1.0	1000	$1,450	$1.45	4d	1	0.75mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,545	$1.53	44d	1	0.76mi
915 SW 163rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	786	$1,810	$2.30	44d	12	0.83mi
915 SW 163rd Ave Unit 527 Beaverton, OR	2.0	2.0	913	$1,625	$1.78	8d	1	0.89mi
915 SW 163rd Ave Unit 718 Beaverton, OR	2.0	2.0	913	$1,675	$1.83	8d	1	0.89mi
915 SW 163rd Ave Unit 2314 Beaverton, OR	2.0	2.0	913	$1,725	$1.89	3d	1	0.89mi
915 SW 163rd Ave Unit 132 Beaverton, OR	2.0	2.0	913	$1,635	$1.79	24d	1	0.89mi
915 SW 163rd Ave Unit 716 Beaverton, OR	1.0	1.0	660	$1,375	$2.08	8d	1	0.89mi
915 SW 163rd Ave Unit 516 Beaverton, OR	1.0	1.0	660	$1,325	$2.01	8d	1	0.89mi
915 SW 163rd Ave Unit 823 Beaverton, OR	2.0	1.0	824	$1,645	$2.00	5d	1	0.89mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	830	$1,815	$2.19	3d	9	0.94mi
1235 NW 183rd Ave Unit 11 Beaverton, OR	1.0	1.0	626	$1,345	$2.15	13d	1	0.95mi
1285 NW 183rd Ave Beaverton, OR	2.0	2.0	888	$1,670	$1.88	2d	1	0.98mi
1285 NW 183rd Ave Unit 39 Beaverton, OR	2.0	2.0	893	$1,695	$1.90	18d	1	0.98mi
1255 NW 183rd Ave Unit 22 Beaverton, OR	1.0	1.0	626	$1,395	$2.23	24d	1	0.99mi
1255 NW 183rd Ave Unit 23 Beaverton, OR	2.0	2.0	883	$1,645	$1.86	21d	1	0.99mi
18640 SW Bryant St Beaverton, OR	2.0–3.0	1.0–2.5	1250	$1,995	$1.60	24d	1	1.00mi
1050 SW 160th Ave Beaverton, OR	2.0	1.0–2.0	854	$2,681	$3.14	2d	10	1.02mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$1,948	$2.17	2d	19	1.04mi
650 201st Ave Aloha, OR	2.0	2.0	985	$1,688	$1.71	4d	5	1.05mi
2739 SW Jasmine Pl Beaverton, OR	2.0	1.0	864	$1,545	$1.79	24d	1	1.06mi
1385 SW 158th Ave Beaverton, OR	2.0	1.0	709	$2,466	$3.48	4d	35	1.11mi

Listing history 17 events

1. 2026-06-21
   days on market $86,000 Active 96 DOM
2. 2026-06-18
   days on market $86,000 Active 93 DOM
3. 2026-06-17
   days on market $86,000 Active 92 DOM
4. 2026-06-16
   days on market $86,000 Active 91 DOM
5. 2026-06-15
   days on market $86,000 Active 90 DOM
6. 2026-06-13
   days on market $86,000 Active 88 DOM
7. 2026-06-09
   days on market $86,000 Active 84 DOM
8. 2026-06-08
   days on market $86,000 Active 83 DOM
9. 2026-06-07
   days on market $86,000 Active 82 DOM
10. 2026-06-05
    days on market $86,000 Active 79 DOM
11. 2026-06-03
    pricedays on market $86,000 Active 78 DOM
12. 2026-06-02
    days on market $92,000 Active 77 DOM
13. 2026-06-01
    days on market $92,000 Active 76 DOM
14. 2026-05-31
    days on market $92,000 Active 75 DOM
15. 2026-05-02
    price $92,000 890-char remark

    Show marketing remark (890 chars)

    Charming and updated single-wide manufactured home located in the heart of Beaverton just off 185th Ave! Situated on a desirable corner lot, this home offers extra space, privacy, and great natural light. Inside you’ll find a beautifully refreshed interior featuring new interior paint, updated flooring, a remodeled kitchen, and a newer roof, making this home truly move-in ready. The kitchen has been tastefully updated to provide a modern feel while maintaining comfortable functionality for everyday living.Enjoy the convenience of space rent that includes water and sewer, helping simplify monthly expenses. The corner lot location offers added curb appeal and a more open feel compared to many homes in the community.Located just minutes from shopping, restaurants, parks, and major commuter routes, this home provides both comfort and convenience in a prime Beaverton location.

16. 2026-03-17
    listed $98,000 Active 890-char remark

    Show marketing remark (890 chars)

    Charming and updated single-wide manufactured home located in the heart of Beaverton just off 185th Ave! Situated on a desirable corner lot, this home offers extra space, privacy, and great natural light. Inside you’ll find a beautifully refreshed interior featuring new interior paint, updated flooring, a remodeled kitchen, and a newer roof, making this home truly move-in ready. The kitchen has been tastefully updated to provide a modern feel while maintaining comfortable functionality for everyday living.Enjoy the convenience of space rent that includes water and sewer, helping simplify monthly expenses. The corner lot location offers added curb appeal and a more open feel compared to many homes in the community.Located just minutes from shopping, restaurants, parks, and major commuter routes, this home provides both comfort and convenience in a prime Beaverton location.

17. 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: $1,097 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,757
• − Mortgage interest: −$4,817
• − Property taxes: −$1,097
• − Insurance: −$430
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$2,502
• Taxable income: $9,430
• Est. tax owed @ 24.0%: −$2,263
• After-tax cash flow: $7,986/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

-97.7% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $92,000 RMLS
• 2026-03-17 Listed $98,000 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.