6900 SW 195th Ave #111 · Aloha, OR 97007

$187,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 17 Days on market

Built 1972 $130/sqft · 97% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a FAMILY MOBILE HOME PARK- This Villa home is one of a kind REMODEL! BEAUTIFUL 4 bedroom with a open floor plan. With stainless steal appliance's, counter tops. The electric fire place is stunning! It shows as a focal point in the home. Luxury LP flooring & new sliding door. Gorgeous kitchen that draws attention to family & friends when entertaining. Washer and dryer is only 2 years old. Newer walk-in tile shower including new subflooring. Electrical is up to code, and all outlets have been replaced, some with adjustable lighting to give the feel of relaxation when coming home from work ( ; You will take a breath when you see the beautiful multilevel stretch ceiling, a piece of art work that sets this home in its own category from any other manufactured homes! This is Definitely ONE OF A KIND with the look of LUXURY! Step outside onto your full length covered deck which allows access for storage (great for camping gear) also from the deck you have access to a 6 ft fenced back yard. Ready for anyone who may have a registered service pet. You have access from both sides of the home- front entry & along the driveway. Also an added plus is the enclosed garbage structure for your recycle, debris and garbage can, giving the outside property a clean appearance. This Lot includes 2 sheds 10x10 & 8x12 allowing extra room for your outdoor sport activities items, tools and gardening supplies. You will appreciate the location & size of this lot as you enter the park, showing the glory of a well manicured thick green lawn that stands out as one of the largest lots in this park! Pine Ridge family Park is one of the lowest space rents around with a clubhouse available for personal family events. $1025. THIS IS A MUST SEE!!!!

Key facts

• Luxury lp flooring
• Electric fire place
• Gorgeous kitchen

Tags

• ONE OF A KIND REMODEL
• ELECTRIC FIRE PLACE
• LUXURY LP FLOORING
• NEW SLIDING DOOR
• GORGEOUS KITCHEN
• NEW WALK-IN TILE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $187k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $184k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.9% in Aloha — 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 84/100 on livability (#33 in OR, #785 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• 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 (-1.8%/yr); 468 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $150k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $184,195 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $95,000
• List price: $187,000
• Delta: 96.84%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6900 SW 195th Ave #111	0.00mi	4/2.0 (+1)	1,440 (0%)	1mo	$165,000	$115	94
6900 SW 195th Ave #139	0.04mi	4/2.0 (+1)	1,364 (-5%)	2mo	$95,000	$70	83
6900 SW 195th Ave #115	0.00mi	3/2.0	1,344 (-7%)	15mo	$130,000	$97	77
6900 SW 195th Ave	0.15mi	2/2.0 (-1)	1,248 (-13%)	9mo	$65,000	$52	58

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: 4.7%
• Equity multiple: 1.17×
• Total profit: $9,149
• Equity at exit: $27,882

10-year hold

• IRR: 11.3%
• Equity multiple: 1.78×
• Total profit: $40,596
• Equity at exit: $16,168

Cash invested: $52,360 (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 97007

• Rents YoY: -1.8%
• Active inventory: 468
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$981
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $730

Break-even live

Break-even rent $1,464

Max offer price $187,000

Occupancy floor 64%

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19000 SW Strickland Dr Beaverton, OR	3.0	2.5	1428	$2,800	$1.96	24d	1	0.08mi
18663 SW Mcclarey Dr Unit 25 Beaverton, OR	2.0	2.0	967	$1,545	$1.60	44d	1	0.30mi
18619 SW Mcclarey Dr Beaverton, OR	2.0	2.0	967	$1,645	$1.70	20d	1	0.33mi
18850 SW Farmington Rd Beaverton, OR	1.0–3.0	1.0–1.5	800	$2,195	$2.74	2d	3	0.34mi
18700 SW Farmington Rd Beaverton, OR	2.0	1.0	884	$1,575	$1.78	44d	1	0.36mi
6300 SW 188th Ct Beaverton, OR	1.0–3.0	1.0	863	$2,097	$2.43	2d	10	0.44mi
20176 SW Bernice Ln Beaverton, OR	3.0	2.5	1525	$2,250	$1.48	4d	1	0.52mi
7175 SW Millennium Ter Beaverton, OR	2.0	2.5	1560	$2,204	$1.41	44d	1	0.57mi
6252 SW 182nd Ter Beaverton, OR	2.0	2.5	1307	$2,190	$1.68	44d	1	0.60mi
6220 SW 182nd Ter Beaverton, OR	2.0	2.5	1276	$2,150	$1.68	12d	1	0.61mi
6540 SW 204th Pl Beaverton, OR	3.0	2.0	1692	$2,950	$1.74	8d	1	0.66mi
6540 SW 204th Pl Beaverton, OR	3.0	2.0	1692	$2,950	$1.74	15d	1	0.66mi
18150 SW Rosa Rd Beaverton, OR	1.0–2.0	1.0	835	$1,750	$2.10	4d	6	0.71mi
7366 SW 204th Ave Aloha, OR	2.0–3.0	2.0	1081	$2,125	$1.97	2d	5	0.74mi
20703 SW Rosemount St Beaverton, OR	3.0	2.5	1672	$2,395	$1.43	8d	1	0.86mi
20483 SW Marimar St Beaverton, OR	3.0	2.5	1698	$2,395	$1.41	4d	1	0.87mi
7730 SW Eaker Pl Beaverton, OR	3.0	2.0	1861	$3,600	$1.93	15d	1	0.88mi
5500 SW 180th Ave Beaverton, OR	1.0–3.0	1.0–2.0	905	$1,945	$2.15	2d	4	0.95mi
20781 SW Skiver St Beaverton, OR	3.0	2.5	1511	$2,450	$1.62	10d	1	0.96mi
6443 SW 208th Ter Beaverton, OR	3.0	2.5	1456	$2,450	$1.68	8d	1	0.98mi
20452 SW Rosa Dr Beaverton, OR	3.0	1.5	1278	$2,150	$1.68	44d	1	1.01mi
6055 SW 208th Pl Beaverton, OR	3.0	2.5	1777	$2,560	$1.44	24d	1	1.05mi
17851 SW Kinnaman Rd Beaverton, OR	2.0	1.0–2.0	896	$1,560	$1.74	24d	6	1.18mi
4946 SW Marissa Ter Unit 4978 Aloha, OR	4.0	2.5	1632	$2,395	$1.47	44d	1	1.19mi
4600 SW 182nd Ave Beaverton, OR	3.0	1.0	988	$2,400	$2.43	22d	1	1.31mi
4716 SW Stoddard Dr Beaverton, OR	3.0	2.0	1616	$2,395	$1.48	24d	1	1.39mi
5565 SE 80th Ave Hillsboro, OR	2.0	2.5	1518	$2,450	$1.61	44d	1	1.41mi
7151 SW 161st Ter Beaverton, OR	3.0	2.5	1570	$2,800	$1.78	8d	1	1.49mi

Listing history 7 events

1. 2026-05-06
   status Pending 1773-char remark

   Show marketing remark (1773 chars)

   Located in a FAMILY MOBILE HOME PARK- This Villa home is one of a kind REMODEL! BEAUTIFUL 4 bedroom with a open floor plan. With stainless steal appliance's, counter tops. The electric fire place is stunning! It shows as a focal point in the home. Luxury LP flooring & new sliding door. Gorgeous kitchen that draws attention to family & friends when entertaining. Washer and dryer is only 2 years old. Newer walk-in tile shower including new subflooring. Electrical is up to code, and all outlets have been replaced, some with adjustable lighting to give the feel of relaxation when coming home from work ( ; You will take a breath when you see the beautiful multilevel stretch ceiling, a piece of art work that sets this home in its own category from any other manufactured homes! This is Definitely ONE OF A KIND with the look of LUXURY! Step outside onto your full length covered deck which allows access for storage (great for camping gear) also from the deck you have access to a 6 ft fenced back yard. Ready for anyone who may have a registered service pet. You have access from both sides of the home- front entry & along the driveway. Also an added plus is the enclosed garbage structure for your recycle, debris and garbage can, giving the outside property a clean appearance. This Lot includes 2 sheds 10x10 & 8x12 allowing extra room for your outdoor sport activities items, tools and gardening supplies. You will appreciate the location & size of this lot as you enter the park, showing the glory of a well manicured thick green lawn that stands out as one of the largest lots in this park! Pine Ridge family Park is one of the lowest space rents around with a clubhouse available for personal family events. $1025. THIS IS A MUST SEE!!!!

2. 2026-04-18
   listed $187,000 Active 1773-char remark

   Show marketing remark (1773 chars)

   Located in a FAMILY MOBILE HOME PARK- This Villa home is one of a kind REMODEL! BEAUTIFUL 4 bedroom with a open floor plan. With stainless steal appliance's, counter tops. The electric fire place is stunning! It shows as a focal point in the home. Luxury LP flooring & new sliding door. Gorgeous kitchen that draws attention to family & friends when entertaining. Washer and dryer is only 2 years old. Newer walk-in tile shower including new subflooring. Electrical is up to code, and all outlets have been replaced, some with adjustable lighting to give the feel of relaxation when coming home from work ( ; You will take a breath when you see the beautiful multilevel stretch ceiling, a piece of art work that sets this home in its own category from any other manufactured homes! This is Definitely ONE OF A KIND with the look of LUXURY! Step outside onto your full length covered deck which allows access for storage (great for camping gear) also from the deck you have access to a 6 ft fenced back yard. Ready for anyone who may have a registered service pet. You have access from both sides of the home- front entry & along the driveway. Also an added plus is the enclosed garbage structure for your recycle, debris and garbage can, giving the outside property a clean appearance. This Lot includes 2 sheds 10x10 & 8x12 allowing extra room for your outdoor sport activities items, tools and gardening supplies. You will appreciate the location & size of this lot as you enter the park, showing the glory of a well manicured thick green lawn that stands out as one of the largest lots in this park! Pine Ridge family Park is one of the lowest space rents around with a clubhouse available for personal family events. $1025. THIS IS A MUST SEE!!!!

3. 2024-03-15
   soldstatus $150,000 Closed 1108-char remark

   Show marketing remark (1108 chars)

   Discover the perfect blend of comfort and convenience with this exceptional 4 bedroom, 2 bathroom manufactured home located in the all ages Pine Ridge Community. As you step inside, you'll be greeted by the timeless charm of bamboo flooring that stretches across the kitchen, dining area, and living room. The living room has a modern electric fireplace. The kitchen features quartz countertops with an ample kitchen peninsula and all new stainless steel appliances. The bedrooms include wood floors giving it that sophisticated look, Primary bedroom features walk in closet with its own bathroom. Bathroom's include dual sinks, sliding doors that are tempered glass and walk in showers that were recently remodeled. The home also includes its own laundry room. Stepping outside, the spacious backyard offers two sheds that provide ample storage, while the presence of two decks in the front and back encourages outdoor gatherings and relaxation. Immerse yourself in the vibrant community of Beaverton, Oregon, and relish in a lifestyle that combines comfort, modernity, and practicality. Space rent is $840.

4. 2024-01-31
   status Pending 1108-char remark

   Show marketing remark (1108 chars)

   Discover the perfect blend of comfort and convenience with this exceptional 4 bedroom, 2 bathroom manufactured home located in the all ages Pine Ridge Community. As you step inside, you'll be greeted by the timeless charm of bamboo flooring that stretches across the kitchen, dining area, and living room. The living room has a modern electric fireplace. The kitchen features quartz countertops with an ample kitchen peninsula and all new stainless steel appliances. The bedrooms include wood floors giving it that sophisticated look, Primary bedroom features walk in closet with its own bathroom. Bathroom's include dual sinks, sliding doors that are tempered glass and walk in showers that were recently remodeled. The home also includes its own laundry room. Stepping outside, the spacious backyard offers two sheds that provide ample storage, while the presence of two decks in the front and back encourages outdoor gatherings and relaxation. Immerse yourself in the vibrant community of Beaverton, Oregon, and relish in a lifestyle that combines comfort, modernity, and practicality. Space rent is $840.

5. 2023-09-17
   price $159,900 1108-char remark

   Show marketing remark (1108 chars)

   Discover the perfect blend of comfort and convenience with this exceptional 4 bedroom, 2 bathroom manufactured home located in the all ages Pine Ridge Community. As you step inside, you'll be greeted by the timeless charm of bamboo flooring that stretches across the kitchen, dining area, and living room. The living room has a modern electric fireplace. The kitchen features quartz countertops with an ample kitchen peninsula and all new stainless steel appliances. The bedrooms include wood floors giving it that sophisticated look, Primary bedroom features walk in closet with its own bathroom. Bathroom's include dual sinks, sliding doors that are tempered glass and walk in showers that were recently remodeled. The home also includes its own laundry room. Stepping outside, the spacious backyard offers two sheds that provide ample storage, while the presence of two decks in the front and back encourages outdoor gatherings and relaxation. Immerse yourself in the vibrant community of Beaverton, Oregon, and relish in a lifestyle that combines comfort, modernity, and practicality. Space rent is $840.

6. 2023-08-17
   listed $169,900 Active 1108-char remark

   Show marketing remark (1108 chars)

   Discover the perfect blend of comfort and convenience with this exceptional 4 bedroom, 2 bathroom manufactured home located in the all ages Pine Ridge Community. As you step inside, you'll be greeted by the timeless charm of bamboo flooring that stretches across the kitchen, dining area, and living room. The living room has a modern electric fireplace. The kitchen features quartz countertops with an ample kitchen peninsula and all new stainless steel appliances. The bedrooms include wood floors giving it that sophisticated look, Primary bedroom features walk in closet with its own bathroom. Bathroom's include dual sinks, sliding doors that are tempered glass and walk in showers that were recently remodeled. The home also includes its own laundry room. Stepping outside, the spacious backyard offers two sheds that provide ample storage, while the presence of two decks in the front and back encourages outdoor gatherings and relaxation. Immerse yourself in the vibrant community of Beaverton, Oregon, and relish in a lifestyle that combines comfort, modernity, and practicality. Space rent is $840.

7. 1991-09-12
   soldstatus $10,000

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,814 · $151/mo
• Expected delta: +$634/yr (+$53/mo · 53.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $28,663
• − Mortgage interest: −$10,475
• − Property taxes: −$1,180
• − Insurance: −$935
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$5,440
• Taxable income: $6,047
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $7,309/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 — Aloha

• Score: 84/100
• State rank: #33
• US rank: #785

Category grades

Amenities A+ Commute A+ Cost of living D- Crime C Employment A+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 53,604
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 47,895
• Household income: $123,533
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1053.0

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 0.58)
• Race & ethnicity: White 62% Asian 14% Two or more races 13% Hispanic / Latino 12% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Portuguese 4% Slovak 2%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 8% Other Indo-European 4% 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: ▼ -305.36%
• Current HPI: 285.2719
• Rent YoY: ▼ -1.78%
• 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

+1770.0% since first listed

7 events — show timeline

• 2026-05-06 Pending — RMLS
• 2026-04-18 Listed $187,000 RMLS
• 2024-03-15 Sold (MLS) $150,000 RMLS
• 2024-01-31 Pending — RMLS
• 2023-09-17 Price Changed $159,900 RMLS
• 2023-08-17 Listed $169,900 RMLS
• 1991-09-12 Sold (Public Records) $10,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,180 · +4.3% YoY. Source: county tax records.