17640 SW Declaration Way #436 · Beaverton, OR 97006

$80,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 273 Days on market

Manufactured home Built 1979 Fair condition $64/sqft · 52% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Livability +4.4/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Manufactured-home adj. -6.1

Listing remarks MLS

Welcome home! This charming and move-in ready 3-bed, 2-bath manufactured home sits in one of Beaverton’s most desirable communities. Featuring a bright open layout, a spacious kitchen, and a private primary suite, this home offers both comfort and affordability. The monthly park rent is $1,322, giving you access to a well-kept neighborhood close to everything—schools, restaurants, shopping centers, and more. Perfect for first-time buyers or downsizers looking for convenience and value.

Key facts

• 2 garage spots
• Built 1979
• Listed 272 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 2.4% 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: Elmonica Elementary School (math 64% / reading 84%, grade A, #23 of 412 statewide, top 7%, 413 students, 41% FRL); Five Oaks Middle School (math 44% / reading 74%, grade B, #17 of 128 statewide, top 14%, 781 students, 49% FRL); Westview High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 2,442 students, 29% FRL).
• Market conditions: Rents soft (-1.6%/yr); 456 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).
• This rent is only 18% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $80k implies a 281% gain — meaningful room to come down on a strong offer.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.39%
• DSCR: 2.80
• GRM: 4.3

CMA / ARV

• ARV (median comp): $165,600
• List price: $80,000
• Delta: -51.69%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 SW Liberty Bell Dr #474	0.06mi	2/2.0	1,152 (-8%)	6mo	$114,950	$100	79
17620 SW Richmond Way	0.11mi	3/2.0 (+1)	1,200 (-4%)	13mo	$125,500	$105	72
17660 SW Bunker Oak Rd	0.08mi	3/2.0 (+1)	1,380 (+11%)	6mo	$165,600	$120	68
375 SW Liberty Bell Dr	0.18mi	2/2.0	1,311 (+5%)	19mo	$90,000	$69	67
17736 NW Shady Fir Loop	0.32mi	3/2.0 (+1)	1,404 (+12%)	5mo	$220,000	$157	55
17436 NW Shady Fir Loop	0.25mi	3/2.0 (+1)	1,344 (+8%)	24mo	$200,000	$149	51
17680 NW Shady Fir Loop #36	0.32mi	2/2.0	1,080 (-14%)	23mo	$95,000	$88	44

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: 33.5%
• Equity multiple: 2.36×
• Total profit: $30,461
• Equity at exit: $11,928

10-year hold

• IRR: 38.9%
• Equity multiple: 4.15×
• Total profit: $70,595
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 7 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $148,950 ($120/sqft)
• Median days on market: 153 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +10.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97006

• Rents YoY: -1.6%
• Active inventory: 456
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$420
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $754

Break-even live

Break-even rent $606

Max offer price $80,000

Occupancy floor 47%

Sensitivity live

Price	-10% $799	-5% $777	+0% $754	+5% $731	+10% $709
Rent	-10% $631	-5% $692	+0% $754	+5% $816	+10% $877
Rate	-1.0pp $794	-0.5pp $774	base $754	+0.5pp $733	+1.0pp $712

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	164d	1	0.29mi
1045 SW 178th Pl Beaverton, OR	3.0	2.0	1284	$2,400	$1.87	10d	1	0.35mi
1045 SW 178th Pl Beaverton, OR	3.0	2.0	1284	$2,400	$1.87	53d	1	0.35mi
265 SW Salix Ter Beaverton, OR	3.0	2.0	1226	$2,525	$2.06	119d	1	0.36mi
17233 SW Baseline Rd Beaverton, OR	2.0	1.5	1266	$1,995	$1.58	2d	1	0.37mi
17152 SW Whitley Way Beaverton, OR	2.0	2.5	1260	$2,175	$1.73	139d	1	0.39mi
18380 NW Heritage Pkwy Beaverton, OR	1.0–2.0	1.0	798	$1,756	$2.20	0d	8	0.41mi
16944 SW Cashew Way Beaverton, OR	3.0	2.0	1499	$2,535	$1.69	1d	1	0.43mi
17040 SW Whitley Way #203 Beaverton, OR	2.0	1.5	1200	$1,695	$1.41	184d	1	0.43mi
16940 SW Cashew Way Beaverton, OR	3.0	2.5	1499	$2,645	$1.76	7d	1	0.43mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	164d	1	0.47mi
1145 SW 170th Ave Beaverton, OR	1.0–3.0	1.0–2.0	883	$2,320	$2.63	0d	140	0.47mi
1318 SW 176th Ter Beaverton, OR	3.0	2.5	1500	$2,670	$1.78	55d	1	0.47mi
1050 SW 170th Ave #200 Beaverton, OR	3.0	2.5	1460	$2,545	$1.74	2d	1	0.49mi
10667 NE Heritage Pkwy Hillsboro, OR	2.0	1.0–2.0	955	$1,765	$1.85	1d	7	0.51mi
10805 NE Red Wing Way Hillsboro, OR	2.0	2.5	1280	$2,195	$1.71	112d	1	0.51mi
1345 SW 172nd Ter Beaverton, OR	1.0–2.0	1.0–2.0	868	$2,120	$2.44	0d	11	0.52mi
875 SW 185th Ave Apt 29 Beaverton, OR	2.0	1.0	714	$1,614	$2.26	55d	1	0.52mi
875 SW 185th Ave Apt 21 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	125d	1	0.52mi
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,532	$1.56	10d	6	0.52mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	155d	1	0.53mi
875 SW 185th Ave Beaverton, OR	3.0	1.0	872	$1,858	$2.13	10d	1	0.55mi
1120 SW 170th Ave #101 Beaverton, OR	1.0	1.0	722	$1,495	$2.07	139d	1	0.55mi
10651 NE Red Wing Way #102 Hillsboro, OR	1.0	1.0	793	$1,500	$1.89	10d	1	0.57mi
10834 NE Holly St #303 Hillsboro, OR	2.0	2.0	1093	$1,799	$1.65	10d	1	0.59mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,850	$1.92	103d	1	0.59mi
10721 NE Gateway Pl Hillsboro, OR	2.0	2.5	1104	$2,095	$1.90	55d	1	0.60mi
102 NE Canvasback Way #102 Hillsboro, OR	1.0	1.0	742	$1,695	$2.28	17d	1	0.60mi
102 NE Canvasback Way #102 Hillsboro, OR	1.0	1.0	742	$1,695	$2.28	0d	1	0.60mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	184d	1	0.61mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	164d	1	0.61mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	164d	1	0.61mi
10804 NE Holly St #104 Hillsboro, OR	2.0	2.0	939	$1,750	$1.86	29d	1	0.61mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	164d	1	0.62mi
1563 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–1.5	780	$1,870	$2.40	0d	22	0.62mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$1,968	$2.70	138d	28	0.62mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$2,026	$2.11	38d	4	0.62mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$2,001	$2.09	13d	1	0.62mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$1,605	$1.68	0d	1	0.62mi
750 NW 185th Ave #305 Beaverton, OR	2.0	2.0	956	$1,650	$1.73	28d	1	0.64mi

Listing history 50 events

1. 2026-10-16
   days on market $80,000 Active 273 DOM
2. 2026-10-15
   days on market $80,000 Active 272 DOM
3. 2026-10-14
   days on market $80,000 Active 271 DOM
4. 2026-10-13
   days on market $80,000 Active 270 DOM
5. 2026-10-12
   days on market $80,000 Active 269 DOM
6. 2026-10-11
   days on market $80,000 Active 268 DOM
7. 2026-10-10
   days on market $80,000 Active 267 DOM
8. 2026-10-09
   days on market $80,000 Active 266 DOM
9. 2026-10-08
   days on market $80,000 Active 265 DOM
10. 2026-10-07
    days on market $80,000 Active 264 DOM
11. 2026-10-06
    days on market $80,000 Active 263 DOM
12. 2026-10-05
    days on market $80,000 Active 262 DOM
13. 2026-10-04
    days on market $80,000 Active 261 DOM
14. 2026-10-04
    days on market $80,000 Active 260 DOM
15. 2026-10-02
    days on market $80,000 Active 259 DOM
16. 2026-10-01
    days on market $80,000 Active 258 DOM
17. 2026-09-30
    days on market $80,000 Active 257 DOM
18. 2026-09-29
    days on market $80,000 Active 256 DOM
19. 2026-09-28
    days on market $80,000 Active 255 DOM
20. 2026-09-27
    days on market $80,000 Active 254 DOM
21. 2026-09-25
    days on market $80,000 Active 252 DOM
22. 2026-09-24
    days on market $80,000 Active 251 DOM
23. 2026-09-23
    days on market $80,000 Active 250 DOM
24. 2026-09-22
    days on market $80,000 Active 249 DOM
25. 2026-09-21
    days on market $80,000 Active 248 DOM
26. 2026-09-20
    days on market $80,000 Active 247 DOM
27. 2026-09-19
    days on market $80,000 Active 246 DOM
28. 2026-09-18
    days on market $80,000 Active 245 DOM
29. 2026-09-17
    days on market $80,000 Active 244 DOM
30. 2026-09-16
    days on market $80,000 Active 243 DOM
31. 2026-09-15
    days on market $80,000 Active 242 DOM
32. 2026-09-14
    days on market $80,000 Active 241 DOM
33. 2026-09-13
    days on market $80,000 Active 240 DOM
34. 2026-09-12
    days on market $80,000 Active 239 DOM
35. 2026-09-11
    days on market $80,000 Active 238 DOM
36. 2026-09-05
    days on market $80,000 Active 232 DOM
37. 2026-09-04
    days on market $80,000 Active 231 DOM
38. 2026-09-03
    pricedays on market $80,000 Active 230 DOM
39. 2026-08-31
    days on market $99,000 Active 227 DOM
40. 2026-08-30
    days on market $99,000 Active 226 DOM
41. 2026-08-29
    days on market $99,000 Active 225 DOM
42. 2026-08-28
    days on market $99,000 Active 224 DOM
43. 2026-08-27
    days on market $99,000 Active 223 DOM
44. 2026-08-26
    days on market $99,000 Active 222 DOM
45. 2026-08-25
    days on market $99,000 Active 221 DOM
46. 2026-08-24
    days on market $99,000 Active 220 DOM
47. 2026-08-23
    days on market $99,000 Active 219 DOM
48. 2026-08-22
    days on market $99,000 Active 218 DOM
49. 2026-08-21
    days on market $99,000 Active 217 DOM
50. 2026-08-20
    days on market $99,000 Active 216 DOM

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$465/yr (+$39/mo · 149.5%)

ⓘ 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: $18,725
• − Mortgage interest: −$4,481
• − Property taxes: −$311
• − Insurance: −$400
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,327
• Taxable income: $8,209
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $7,077/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This charming and move-in ready 3-bedroom, 2-bath manufactured home in Beaverton, Oregon, requires some cosmetic repairs and maintenance to enhance its curb appeal and interior aesthetics. With a fresh coat of paint and some landscaping improvements, it can be a great investment for both resale and rental.

Components & finishes AI

Counters granite Appliances stainless steel

Repairs flagged

• Minor Paint on exterior siding — Paint is faded and needs touch-up.
• Minor Paint on interior walls — Paint is faded and needs touch-up.
• Minor Deck flooring — Worn and needs replacement or refinishing.
• Minor Kitchen cabinets — Worn and could benefit from a fresh coat of paint or refinishing.

Value-add opportunities

• Both Paint and touch-up the exterior siding and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace worn-out deck flooring — A new deck will improve the home's curb appeal and add value for both resale and rental. ↑
• Both Clean and organize the kitchen — A clean and organized kitchen enhances the home's appeal and can be a selling point for both resale and rental. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and landscaped yard can significantly increase the home's value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Elmonica Elementary School A OR #23/412 Nat'l #2,202/41,679 Middle Five Oaks Middle School B OR #17/128 Nat'l #1,836/14,009 High Westview High School A- OR #2/143 Nat'l #1,551/17,239

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

A Composite livability gradescore 88/100

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 · 674,042 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: 12% of renters

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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%

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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%
• Languages at home: 71% English-only · Spanish 8% Other Asian/Pacific 6% Other Indo-European 5%

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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

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+450.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $99,000 WVMLS
• 2026-04-10 Price Changed $110,000 WVMLS
• 2026-02-11 Price Changed $115,000 WVMLS
• 2025-12-17 Listed $119,900 WVMLS
• 1994-10-28 Sold (Public Records) $21,000 Public Records
• 1984-07-01 Sold (Public Records) $18,000 Public Records

Property tax history

+4.2%/yr

Latest (2016): $311 · +5083.3% YoY. Source: county tax records.