6240 SW Lombard Ave · Beaverton, OR 97008

$399,900

4 bd · 3.0 ba · 2,837 sqft · Condo public records · 96 Days on market

Built 1950 $141/sqft · 13% below area Est $461k · 13% under $333/mo HOA · 11% of rent

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Why this score? — see what drove the D 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).

• ARV discount +13.4/15.0
• Cash flow +7.6/30.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming cottage-style home in Beaverton blends classic character with extensive modern updates. The light and bright living room welcomes you with a cozy fireplace and new LVP flooring that continues through the main living areas. The fully renovated kitchen features quartz countertops, new cabinetry, stainless steel appliances, a dining area, and a charming breakfast nook. Two bedrooms, a full bathroom, and a dedicated laundry room are conveniently located on the main level. Upstairs offers two additional bedrooms with built-in storage and cottage charm, a full bathroom, and a flexible bonus space with extra storage. The finished basement expands the living space with a second living room and fireplace, two versatile flex rooms perfect for offices, a gym, or hobbies, a full bathroom, and a large storage/utility closet. With 4 bedrooms, 3 bathrooms, fresh interior paint, and numerous thoughtful updates throughout, this home is full of warmth, character, and flexible living space.

Key facts

• Breakfast nook
• Quartz countertops
• Built-in storage

Tags

• FULLY RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST NOOK
• DEDICATED LAUNDRY ROOM
• BUILT-IN STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (25.1% below list).
• Recommended offer: $300k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 (-1.1%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).
• This rent runs 37% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $285k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,699 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.1

CMA / ARV

• ARV (median comp): $460,800
• List price: $399,900
• Delta: -13.22%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.5%
• Equity multiple: 0.07×
• Total profit: $-104,019
• Equity at exit: $59,626

10-year hold

• IRR: -46.1%
• Equity multiple: -0.46×
• Total profit: $-163,443
• Equity at exit: $34,576

Cash invested: $111,972 (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 97008

• Rents YoY: -1.1%
• Active inventory: 135
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,997 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$250 /mo · $3,003/yr
• Insurance: −$167
• HOA: −$333
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-479

Break-even live

Break-even rent $3,604

Max offer price $315,217

Occupancy floor —

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7225 SW 126th Ct Beaverton, OR	5.0	3.0	2408	$3,250	$1.35	43d	1	0.61mi
13649 SW Packard Ln Beaverton, OR	4.0	2.5	2389	$3,500	$1.47	16d	1	1.35mi

HOA detail condo

• Monthly dues: $333 · $3,996/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   status $399,900 Pending 96 DOM
2. 2026-06-17
   days on market $399,900 Active 96 DOM
3. 2026-06-16
   days on market $399,900 Active 95 DOM
4. 2026-06-15
   days on market $399,900 Active 94 DOM
5. 2026-06-13
   days on market $399,900 Active 92 DOM
6. 2026-06-09
   days on market $399,900 Active 88 DOM
7. 2026-06-08
   days on market $399,900 Active 87 DOM
8. 2026-06-08
   price $399,900 Active 86 DOM
9. 2026-06-07
   days on market $425,000 Active 86 DOM
10. 2026-06-05
    days on market $425,000 Active 83 DOM
11. 2026-06-03
    days on market $425,000 Active 82 DOM
12. 2026-06-02
    days on market $425,000 Active 81 DOM
13. 2026-06-01
    days on market $425,000 Active 80 DOM
14. 2026-05-31
    days on market $425,000 Active 79 DOM
15. 2026-04-16
    status Active 1000-char remark

    Show marketing remark (1000 chars)

    This charming cottage-style home in Beaverton blends classic character with extensive modern updates. The light and bright living room welcomes you with a cozy fireplace and new LVP flooring that continues through the main living areas. The fully renovated kitchen features quartz countertops, new cabinetry, stainless steel appliances, a dining area, and a charming breakfast nook. Two bedrooms, a full bathroom, and a dedicated laundry room are conveniently located on the main level. Upstairs offers two additional bedrooms with built-in storage and cottage charm, a full bathroom, and a flexible bonus space with extra storage. The finished basement expands the living space with a second living room and fireplace, two versatile flex rooms perfect for offices, a gym, or hobbies, a full bathroom, and a large storage/utility closet. With 4 bedrooms, 3 bathrooms, fresh interior paint, and numerous thoughtful updates throughout, this home is full of warmth, character, and flexible living space.

16. 2026-04-09
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    This charming cottage-style home in Beaverton blends classic character with extensive modern updates. The light and bright living room welcomes you with a cozy fireplace and new LVP flooring that continues through the main living areas. The fully renovated kitchen features quartz countertops, new cabinetry, stainless steel appliances, a dining area, and a charming breakfast nook. Two bedrooms, a full bathroom, and a dedicated laundry room are conveniently located on the main level. Upstairs offers two additional bedrooms with built-in storage and cottage charm, a full bathroom, and a flexible bonus space with extra storage. The finished basement expands the living space with a second living room and fireplace, two versatile flex rooms perfect for offices, a gym, or hobbies, a full bathroom, and a large storage/utility closet. With 4 bedrooms, 3 bathrooms, fresh interior paint, and numerous thoughtful updates throughout, this home is full of warmth, character, and flexible living space.

17. 2026-03-26
    price $425,000 1000-char remark

    Show marketing remark (1000 chars)

    This charming cottage-style home in Beaverton blends classic character with extensive modern updates. The light and bright living room welcomes you with a cozy fireplace and new LVP flooring that continues through the main living areas. The fully renovated kitchen features quartz countertops, new cabinetry, stainless steel appliances, a dining area, and a charming breakfast nook. Two bedrooms, a full bathroom, and a dedicated laundry room are conveniently located on the main level. Upstairs offers two additional bedrooms with built-in storage and cottage charm, a full bathroom, and a flexible bonus space with extra storage. The finished basement expands the living space with a second living room and fireplace, two versatile flex rooms perfect for offices, a gym, or hobbies, a full bathroom, and a large storage/utility closet. With 4 bedrooms, 3 bathrooms, fresh interior paint, and numerous thoughtful updates throughout, this home is full of warmth, character, and flexible living space.

18. 2026-03-06
    listed $450,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    This charming cottage-style home in Beaverton blends classic character with extensive modern updates. The light and bright living room welcomes you with a cozy fireplace and new LVP flooring that continues through the main living areas. The fully renovated kitchen features quartz countertops, new cabinetry, stainless steel appliances, a dining area, and a charming breakfast nook. Two bedrooms, a full bathroom, and a dedicated laundry room are conveniently located on the main level. Upstairs offers two additional bedrooms with built-in storage and cottage charm, a full bathroom, and a flexible bonus space with extra storage. The finished basement expands the living space with a second living room and fireplace, two versatile flex rooms perfect for offices, a gym, or hobbies, a full bathroom, and a large storage/utility closet. With 4 bedrooms, 3 bathrooms, fresh interior paint, and numerous thoughtful updates throughout, this home is full of warmth, character, and flexible living space.

19. 2025-01-31
    soldstatus $285,000
20. 2001-12-21
    soldstatus $162,000
21. 2001-12-18
    soldstatus $163,000 214-char remark

    Show marketing remark (214 chars)

    HOME IS PART OF CONDO ASSOCIATION. $149 MONTHLY HOA DUES INCLUDE GARBAGE, WATER, SEWER, EXT MAINTENANCE & INSURANCE. LARGE DINING RM, KITCHEN & 2 LARGE BEDROOMS ON MAIN LEVEL, 2 BD UPSTAIRS + FULL BASEMENT.

22. 2001-09-10
    listed $159,995 214-char remark

    Show marketing remark (214 chars)

    HOME IS PART OF CONDO ASSOCIATION. $149 MONTHLY HOA DUES INCLUDE GARBAGE, WATER, SEWER, EXT MAINTENANCE & INSURANCE. LARGE DINING RM, KITCHEN & 2 LARGE BEDROOMS ON MAIN LEVEL, 2 BD UPSTAIRS + FULL BASEMENT.

23. 1984-09-01
    soldstatus $40,000

ⓘ 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: $3,003 · $250/mo
• Projected year-2 tax: $3,879 · $323/mo
• Expected delta: +$876/yr (+$73/mo · 29.2%)

ⓘ 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 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,964
• − Mortgage interest: −$22,401
• − Property taxes: −$3,003
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − HOA: −$3,996
• − Depreciation: −$11,633
• Taxable loss: −$12,823
• Est. tax savings @ 24.0%: +$3,077
• After-tax cash flow: $-2,675/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

• Census place: Beaverton, OR
• County: Washington County · 583,254 people
• City population: 204,753
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,611
• Household income: $96,116
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1466.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Two or more races 11% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Portuguese 4% Slovak 4%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 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: ▼ -507.48%
• Current HPI: 321.1795
• Rent YoY: ▼ -1.06%
• 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

+962.5% since first listed

9 events — show timeline

• 2026-04-16 Relisted — RMLS
• 2026-04-09 Pending — RMLS
• 2026-03-26 Price Changed $425,000 RMLS
• 2026-03-06 Listed $450,000 RMLS
• 2025-01-31 Sold (Public Records) $285,000 Public Records
• 2001-12-21 Sold (Public Records) $162,000 Public Records
• 2001-12-18 Sold (MLS) $163,000 RMLS
• 2001-09-10 Listed $159,995 RMLS
• 1984-09-01 Sold (Public Records) $40,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,003 · +4.1% YoY. Source: county tax records.