17640 SW Declaration Way #436 · Beaverton, OR 97006

$99,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 163 Days on market

Built 1979 $79/sqft · 23% below area Est $128k · 23% 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

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. Come take a look befo

Key facts

• 2 garage spots
• Built 1979
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 2.3% 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); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $684 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $99k implies a 371% gain — meaningful room to come down on a strong offer.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1979 — 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: 1.92% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.64%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (median comp): $128,311
• List price: $99,000
• Delta: -22.84%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 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%)	2mo	$114,950	$100	83
17620 SW Richmond Way	0.11mi	3/2.0 (+1)	1,200 (-4%)	9mo	$125,500	$105	76
17660 SW Bunker Oak Rd	0.08mi	3/2.0 (+1)	1,380 (+11%)	2mo	$165,600	$120	72
375 SW Liberty Bell Dr	0.18mi	2/2.0	1,311 (+5%)	15mo	$90,000	$69	71
17595 SW Hancock Way #282	0.09mi	3/2.0 (+1)	1,335 (+7%)	20mo	$160,000	$120	62
17736 NW Shady Fir Loop	0.32mi	3/2.0 (+1)	1,404 (+12%)	1mo	$220,000	$157	59
17388 NW Shady Fir Loop #1	0.27mi	2/2.0	1,144 (-8%)	22mo	$127,000	$111	55
17436 NW Shady Fir Loop	0.25mi	3/2.0 (+1)	1,344 (+8%)	19mo	$200,000	$149	54
17680 NW Shady Fir Loop #36	0.32mi	2/2.0	1,080 (-14%)	18mo	$95,000	$88	48

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: 32.7%
• Equity multiple: 2.32×
• Total profit: $36,674
• Equity at exit: $14,761

10-year hold

• IRR: 38.1%
• Equity multiple: 4.08×
• Total profit: $85,371
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$519
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $916

Break-even live

Break-even rent $742

Max offer price $99,000

Occupancy floor 47%

Sensitivity live

Price	-10% $972	-5% $944	+0% $916	+5% $888	+10% $860
Rent	-10% $765	-5% $841	+0% $916	+5% $991	+10% $1,066
Rate	-1.0pp $966	-0.5pp $941	base $916	+0.5pp $890	+1.0pp $864

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17170-17220 SW Heritage Pkwy Beaverton, OR	2.0	1.0	850	$1,424	$1.68	0d	3	0.07mi
908 SW 175th Ter Beaverton, OR	3.0	2.5	1307	$2,295	$1.76	25d	1	0.29mi
17152 SW Whitley Way Beaverton, OR	2.0	2.5	1260	$2,175	$1.73	0d	1	0.39mi
18380 NW Heritage Pkwy Beaverton, OR	1.0–2.0	1.0	798	$2,124	$2.66	0d	6	0.41mi
17040 SW Whitley Way #203 Beaverton, OR	2.0	1.5	1200	$1,695	$1.41	45d	1	0.43mi
17030 SW Baseline Rd Beaverton, OR	2.0	1.0	680	$1,671	$2.46	14d	1	0.45mi
1333 SW 178th Ave Beaverton, OR	3.0	2.0	1310	$2,395	$1.83	25d	1	0.47mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$2,815	$3.37	0d	223	0.47mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$1,925	$2.11	0d	15	0.51mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,066	$2.13	0d	22	0.52mi
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,622	$1.65	9d	6	0.52mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	16d	1	0.53mi
1120 SW 170th Ave #101 Beaverton, OR	1.0	1.0	722	$1,495	$2.07	0d	1	0.55mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	14d	1	0.59mi
16715 SW Baseline Rd Beaverton, OR	3.0	2.0	1436	$2,200	$1.53	45d	1	0.61mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	25d	1	0.61mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	25d	1	0.61mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	25d	1	0.62mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$1,970	$2.70	3d	26	0.62mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$2,109	$2.20	0d	3	0.62mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	25d	1	0.64mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	25d	1	0.66mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	45d	1	0.66mi
1614 SW 172nd Ter Beaverton, OR	2.0	2.5	1498	$2,195	$1.47	45d	1	0.67mi
770 NW 185th Ave #305 Beaverton, OR	2.0	1.0	864	$1,650	$1.91	45d	1	0.68mi
17391 SW Beaver Ct Beaverton, OR	3.0	2.0	1380	$2,295	$1.66	45d	1	0.70mi
915 SW 163rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	786	$1,810	$2.30	45d	12	0.73mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,545	$1.53	45d	1	0.73mi
17208 SW Pleasanton Ln Beaverton, OR	3.0	2.5	1460	$2,450	$1.68	9d	1	0.74mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	837	$1,850	$2.21	0d	15	0.76mi
17236 SW Berkeley Ln Beaverton, OR	3.0	2.5	1500	$2,395	$1.60	16d	1	0.77mi
915 SW 163rd Ave Unit 823 Beaverton, OR	2.0	1.0	824	$1,645	$2.00	6d	1	0.78mi
915 SW 163rd Ave Unit 718 Beaverton, OR	2.0	2.0	913	$1,675	$1.83	9d	1	0.78mi
915 SW 163rd Ave Unit 132 Beaverton, OR	2.0	2.0	913	$1,635	$1.79	25d	1	0.78mi
915 SW 163rd Ave Unit 527 Beaverton, OR	2.0	2.0	913	$1,625	$1.78	9d	1	0.78mi
915 SW 163rd Ave Unit 2314 Beaverton, OR	2.0	2.0	913	$1,725	$1.89	4d	1	0.78mi
17205 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.5	800	$1,595	$1.99	45d	1	0.79mi
17042 SW Berkeley Ln Beaverton, OR	3.0	2.5	1475	$2,249	$1.52	25d	1	0.80mi
17324 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.0	805	$1,795	$2.23	19d	1	0.83mi
17300 SW Merlo Rd Apt 3 Beaverton, OR	2.0	1.0	1000	$1,450	$1.45	5d	1	0.83mi

Listing history 12 events

1. 2026-06-21
   days on market $99,000 Active 163 DOM
2. 2026-06-18
   days on market $99,000 Active 160 DOM
3. 2026-06-17
   days on market $99,000 Active 159 DOM
4. 2026-06-16
   days on market $99,000 Active 158 DOM
5. 2026-06-15
   days on market $99,000 Active 157 DOM
6. 2026-06-13
   statusdays on market $99,000 Active 155 DOM
7. 2026-05-08
   price $99,000 524-char remark

   Show marketing remark (524 chars)

   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. Come take a look befo

8. 2026-04-10
   price $110,000 524-char remark

   Show marketing remark (524 chars)

   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. Come take a look befo

9. 2026-02-11
   price $115,000 524-char remark

   Show marketing remark (524 chars)

   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. Come take a look befo

10. 2025-12-17
    listed $119,900 Active 524-char remark

    Show marketing remark (524 chars)

    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. Come take a look befo

11. 1994-10-28
    soldstatus $21,000
12. 1984-07-01
    soldstatus $18,000

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$649/yr (+$54/mo · 208.8%)

ⓘ 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 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: $22,815
• − Mortgage interest: −$5,546
• − Property taxes: −$311
• − Insurance: −$495
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$2,880
• Taxable income: $9,933
• Est. tax owed @ 24.0%: −$2,384
• After-tax cash flow: $8,604/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

+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.