6900 SW 195th Ave #141 · Aloha, OR 97007

$129,900

3 bd · 2.0 ba · 1,416 sqft · Manufactured public records · 128 Days on market

Built 1972 $92/sqft · 37% above area Est $95k · 37% over ↓ 10% 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
• Schools +6.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bed, 2-bath home in an all-ages community. Originally built in 1972, this home offers a generous layout featuring a bright living room, designated dining area, and a kitchen with a convenient breakfast bar. A separate laundry area adds everyday functionality.The primary suite includes a walk-in closet and an attached bathroom. Outside, enjoy two sizable covered deck areas—great for relaxing or gathering with friends—as well as a storage shed, providing plenty of extra space.This home features newer flooring, interior paint, and roof. Space rent is $1050/month plus utilities.

Key facts

• Walk-in closet
• Attached bathroom
• Bright living room

Tags

• BRIGHT LIVING ROOM
• DESIGNATED DINING AREA
• KITCHEN WITH BREAKFAST BAR
• SEPARATE LAUNDRY AREA
• WALK-IN CLOSET
• ATTACHED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 20d 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 $898 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1972 — 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. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.41%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (median comp): $95,000
• List price: $129,900
• Delta: 36.74%
• 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	0.03mi	4/2.0 (+1)	1,440 (+2%)	1mo	$165,000	$115	90
6900 SW 195th Ave #139	0.02mi	4/2.0 (+1)	1,364 (-4%)	2mo	$95,000	$70	86
6900 SW 195th Ave #115	0.03mi	3/2.0	1,344 (-5%)	15mo	$130,000	$97	78
6900 SW 195th Ave	0.12mi	2/2.0 (-1)	1,248 (-12%)	9mo	$65,000	$52	62

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: 27.7%
• Equity multiple: 2.11×
• Total profit: $40,320
• Equity at exit: $19,369

10-year hold

• IRR: 33.5%
• Equity multiple: 3.64×
• Total profit: $96,122
• Equity at exit: $11,231

Cash invested: $36,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,377 high
• Mortgage (P&I): −$681
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,073

Break-even live

Break-even rent $1,018

Max offer price $129,900

Occupancy floor 50%

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: $32,475
• Closing costs: $3,897
• 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	23d	1	0.12mi
18663 SW Mcclarey Dr Unit 25 Beaverton, OR	2.0	2.0	967	$1,545	$1.60	43d	1	0.34mi
18850 SW Farmington Rd Beaverton, OR	1.0–3.0	1.0–1.5	800	$2,195	$2.74	1d	3	0.37mi
18619 SW Mcclarey Dr Beaverton, OR	2.0	2.0	967	$1,645	$1.70	20d	1	0.37mi
18700 SW Farmington Rd Beaverton, OR	2.0	1.0	884	$1,575	$1.78	43d	1	0.39mi
6300 SW 188th Ct Beaverton, OR	1.0–3.0	1.0	863	$2,097	$2.43	2d	10	0.46mi
20176 SW Bernice Ln Beaverton, OR	3.0	2.5	1525	$2,250	$1.48	4d	1	0.47mi
7175 SW Millennium Ter Beaverton, OR	2.0	2.5	1560	$2,204	$1.41	43d	1	0.52mi
6540 SW 204th Pl Beaverton, OR	3.0	2.0	1692	$2,950	$1.74	7d	1	0.62mi
6540 SW 204th Pl Beaverton, OR	3.0	2.0	1692	$2,950	$1.74	14d	1	0.62mi
6252 SW 182nd Ter Beaverton, OR	2.0	2.5	1307	$2,190	$1.68	43d	1	0.64mi
6220 SW 182nd Ter Beaverton, OR	2.0	2.5	1276	$2,150	$1.68	12d	1	0.65mi
7366 SW 204th Ave Aloha, OR	2.0–3.0	2.0	1081	$2,125	$1.97	1d	5	0.69mi
18150 SW Rosa Rd Beaverton, OR	1.0–2.0	1.0	835	$1,750	$2.10	4d	6	0.74mi
20703 SW Rosemount St Beaverton, OR	3.0	2.5	1672	$2,395	$1.43	7d	1	0.82mi
20483 SW Marimar St Beaverton, OR	3.0	2.5	1698	$2,395	$1.41	4d	1	0.82mi
20781 SW Skiver St Beaverton, OR	3.0	2.5	1511	$2,450	$1.62	10d	1	0.92mi
7730 SW Eaker Pl Beaverton, OR	3.0	2.0	1861	$3,600	$1.93	14d	1	0.93mi
6443 SW 208th Ter Beaverton, OR	3.0	2.5	1456	$2,450	$1.68	7d	1	0.94mi
20452 SW Rosa Dr Beaverton, OR	3.0	1.5	1278	$2,150	$1.68	43d	1	0.97mi
5500 SW 180th Ave Beaverton, OR	1.0–3.0	1.0–2.0	905	$1,945	$2.15	2d	4	0.98mi
6055 SW 208th Pl Beaverton, OR	3.0	2.5	1777	$2,560	$1.44	23d	1	1.01mi
17851 SW Kinnaman Rd Beaverton, OR	2.0	1.0–2.0	896	$1,560	$1.74	23d	6	1.21mi
4946 SW Marissa Ter Unit 4978 Aloha, OR	4.0	2.5	1632	$2,395	$1.47	43d	1	1.22mi
4600 SW 182nd Ave Beaverton, OR	3.0	1.0	988	$2,400	$2.43	21d	1	1.33mi
4716 SW Stoddard Dr Beaverton, OR	3.0	2.0	1616	$2,395	$1.48	23d	1	1.36mi
5565 SE 80th Ave Hillsboro, OR	2.0	2.5	1518	$2,450	$1.61	43d	1	1.37mi
7994 SE Butternut Creek Pkwy Hillsboro, OR	3.0	2.5	1768	$2,495	$1.41	23d	1	1.48mi

Listing history 12 events

1. 2026-06-05
   statusdays on market $129,900 Pending 128 DOM
2. 2026-06-03
   days on market $129,900 Active 127 DOM
3. 2026-06-02
   days on market $129,900 Active 126 DOM
4. 2026-06-01
   days on market $129,900 Active 125 DOM
5. 2026-05-31
   days on market $129,900 Active 124 DOM
6. 2026-03-14
   status Active 620-char remark

   Show marketing remark (620 chars)

   Welcome to this spacious 4-bed, 2-bath home in an all-ages community. Originally built in 1972, this home offers a generous layout featuring a bright living room, designated dining area, and a kitchen with a convenient breakfast bar. A separate laundry area adds everyday functionality.The primary suite includes a walk-in closet and an attached bathroom. Outside, enjoy two sizable covered deck areas—great for relaxing or gathering with friends—as well as a storage shed, providing plenty of extra space.This home features newer flooring, interior paint, and roof. Space rent is $1050/month plus utilities.

7. 2026-02-27
   status Pending 620-char remark

   Show marketing remark (620 chars)

   Welcome to this spacious 4-bed, 2-bath home in an all-ages community. Originally built in 1972, this home offers a generous layout featuring a bright living room, designated dining area, and a kitchen with a convenient breakfast bar. A separate laundry area adds everyday functionality.The primary suite includes a walk-in closet and an attached bathroom. Outside, enjoy two sizable covered deck areas—great for relaxing or gathering with friends—as well as a storage shed, providing plenty of extra space.This home features newer flooring, interior paint, and roof. Space rent is $1050/month plus utilities.

8. 2026-01-25
   status Active 620-char remark

   Show marketing remark (620 chars)

   Welcome to this spacious 4-bed, 2-bath home in an all-ages community. Originally built in 1972, this home offers a generous layout featuring a bright living room, designated dining area, and a kitchen with a convenient breakfast bar. A separate laundry area adds everyday functionality.The primary suite includes a walk-in closet and an attached bathroom. Outside, enjoy two sizable covered deck areas—great for relaxing or gathering with friends—as well as a storage shed, providing plenty of extra space.This home features newer flooring, interior paint, and roof. Space rent is $1050/month plus utilities.

9. 2025-12-04
   listed $134,990 Active 620-char remark

   Show marketing remark (620 chars)

   Welcome to this spacious 4-bed, 2-bath home in an all-ages community. Originally built in 1972, this home offers a generous layout featuring a bright living room, designated dining area, and a kitchen with a convenient breakfast bar. A separate laundry area adds everyday functionality.The primary suite includes a walk-in closet and an attached bathroom. Outside, enjoy two sizable covered deck areas—great for relaxing or gathering with friends—as well as a storage shed, providing plenty of extra space.This home features newer flooring, interior paint, and roof. Space rent is $1050/month plus utilities.

10. 2025-07-29
    soldstatus $145,000 Closed 453-char remark

    Show marketing remark (453 chars)

    Spacious 4 bed 2 bath home located in an all age community mobile home park on a large corner lot. Built in 1972, this home offers a large living room area, dining room, cozy kitchen with breakfast bar, laundry area, large primary with walk in closet and big bathroom. outside home offers 2 large undercover deck areas perfect for entertainment and an oversized storage shed. Recent upgrades include flooring, paint, and roof. Space rent is $950/month.

11. 2025-07-03
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Spacious 4 bed 2 bath home located in an all age community mobile home park on a large corner lot. Built in 1972, this home offers a large living room area, dining room, cozy kitchen with breakfast bar, laundry area, large primary with walk in closet and big bathroom. outside home offers 2 large undercover deck areas perfect for entertainment and an oversized storage shed. Recent upgrades include flooring, paint, and roof. Space rent is $950/month.

12. 2025-06-20
    listed $149,900 Active 453-char remark

    Show marketing remark (453 chars)

    Spacious 4 bed 2 bath home located in an all age community mobile home park on a large corner lot. Built in 1972, this home offers a large living room area, dining room, cozy kitchen with breakfast bar, laundry area, large primary with walk in closet and big bathroom. outside home offers 2 large undercover deck areas perfect for entertainment and an oversized storage shed. Recent upgrades include flooring, paint, and roof. Space rent is $950/month.

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$430/yr (+$36/mo · 51.8%)

ⓘ 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: $28,523
• − Mortgage interest: −$7,276
• − Property taxes: −$830
• − Insurance: −$650
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$3,779
• Taxable income: $11,424
• Est. tax owed @ 24.0%: −$2,742
• After-tax cash flow: $10,137/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

-9.9% since first listed

7 events — show timeline

• 2026-03-14 Relisted — RMLS
• 2026-02-27 Pending — RMLS
• 2026-01-25 Relisted — RMLS
• 2025-12-04 Listed $134,990 RMLS
• 2025-07-29 Sold (MLS) $145,000 RMLS
• 2025-07-03 Pending — RMLS
• 2025-06-20 Listed $149,900 RMLS

Property tax history

+9.4%/yr

Latest (2024): $830 · +6.4% YoY. Source: county tax records.