1880 NW Deette Dr · Cedar Mill, OR 97229

$925,000

5 bd · 3.0 ba · 3,352 sqft · SingleFamily public records · 76 Days on market

Built 2013 5,227 sqft lot $276/sqft · 6% below area Est $1025k · 10% under

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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 +11.9/15.0
• Cash flow +7.6/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into the heart of Forest Heights, this beautifully updated residence offers a rare blend of refined living and serene privacy—backing to lush green space for a true retreat-like setting, all with no HOA. From the moment you arrive, the home unfolds with a sense of warmth and sophistication, where hardwood floors span the main level and natural light fills the open, thoughtfully designed spaces. The great room floor plan invites effortless living and entertaining, anchored by a gas fireplace with custom built-ins and peaceful views of the surrounding greenery. The fully updated kitchen is both elegant and functional, featuring a large island with seating, walk-in pantry and seamless access to the backyard and deck—perfect for indoor-outdoor living. A formal dining room with classic wainscoting adds a touch of timeless charm. The main level offers exceptional flexibility with a private office complete with built-ins and a full primary suite with a walk-in shower—ideal for guests or multigenerational living. Upstairs, a second expansive primary suite creates a true sanctuary with vaulted ceilings, double sinks, a soaking tub, walk-in shower, and a custom walk-in closet. Three additional bedrooms, a full bath, and a laundry room complete the upper level. Fresh interior and exterior paint, meticulous maintenance, and an oversized three-car garage elevate the home’s functionality. Ideally located near Forest Park, Mill Pond Park, Amaterra Winery and Forest Heights Village, with convenient access to NW 23rd, top private schools including French American and Catlin Gabel and major employers like Nike, Intel, Columbia, and Providence St. Vincent. Close-in Washington County living meets elevated privacy—this is more than a home, it’s a lifestyle.

Key facts

• Lush green space
• Gas fireplace
• Custom built-ins

Tags

• LUSH GREEN SPACE
• GREAT ROOM FLOOR PLAN
• GAS FIREPLACE
• CUSTOM BUILT-INS
• FULLY UPDATED KITCHEN
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $727k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $663k (28.3% below list).
• Recommended offer: $663k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.4% in Cedar Mill — 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 85/100 on livability (#22 in OR, #506 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, health & safety A+; Watch: 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 (-1.4%/yr); 622 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).
• At $6,632/mo this rent would consume 49% of the median local household income ($162k/yr) (locally 1769% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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 76 days — a 6% lower offer ($870k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $50k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $776k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $663,218 (28.3% 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 76 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 B-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. 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?
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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $1,025,062
• List price: $925,000
• Delta: -9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8414 NW Gilliam Ln	0.17mi	4/3.0 (-1)	2,985 (-11%)	2mo	$849,900	$285	67
9548 NW Fleischner St	0.49mi	4/3.0 (-1)	3,230 (-4%)	1mo	$845,000	$262	65
8635 NW Ash St	0.51mi	5/3.0	3,165 (-6%)	5mo	$675,000	$213	63
795 NW 87th Ter	0.58mi	4/3.0 (-1)	3,432 (+2%)	1mo	$920,000	$268	63
680 NW Torrey View Ln	0.58mi	5/3.0	3,196 (-5%)	4mo	$767,000	$240	62
1320 NW Park Ridge Ln	0.34mi	4/4.0 (-1)	3,674 (+10%)	2mo	$944,000	$257	57
2011 NW New Hope Ct	0.45mi	4/3.0 (-1)	3,030 (-10%)	2mo	$815,000	$269	56
8722 NW Benson St	0.44mi	4/3.0 (-1)	3,757 (+12%)	4mo	$802,500	$214	51
765 NW Torrey View Ln	0.55mi	5/4.0	3,801 (+13%)	6mo	$905,000	$238	43
1323 NW Mayfield Rd	0.65mi	5/3.0	2,867 (-14%)	4mo	$977,000	$341	42
10142 NW Fleetwood Dr	0.73mi	5/3.0	2,886 (-14%)	3mo	$825,000	$286	40
9728 NW Kaylee St	0.73mi	4/3.0 (-1)	2,896 (-14%)	4mo	$812,500	$281	35

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: -28.5%
• Equity multiple: 0.07×
• Total profit: $-240,473
• Equity at exit: $137,921

10-year hold

• IRR: -44.9%
• Equity multiple: -0.45×
• Total profit: $-375,908
• Equity at exit: $79,977

Cash invested: $259,000 (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 97229

• Rents YoY: -1.4%
• Active inventory: 622
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $6,632 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$1,122 /mo · $13,458/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,393
• Net cashflow: $-1,118

Break-even live

Break-even rent $8,048

Max offer price $727,447

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 NW Barnsley Ct Portland, OR	4.0	3.5	3396	$11,200	$3.30	1d	1	0.12mi
8817 NW Hazeltine St Portland, OR	4.0	2.5	3097	$4,199	$1.36	1d	1	0.19mi
9021 NW Bartholomew Dr Portland, OR	4.0	3.5	3507	$11,500	$3.28	23d	1	0.45mi
9587 NW Caxton Ln Portland, OR	5.0	3.0	3000	$3,800	$1.27	2d	1	0.49mi
9831 NW Bartholomew Dr Portland, OR	4.0	2.5	3300	$11,200	$3.39	1d	1	0.71mi
9990 NW Ash St Portland, OR	5.0	3.0	2510	$4,195	$1.67	1d	1	0.86mi
9272 NW Murlea Ln Portland, OR	4.0	3.5	3095	$4,200	$1.36	14d	1	0.88mi

Listing history 34 events

1. 2026-06-18
   days on market $925,000 Active 76 DOM
2. 2026-06-17
   days on market $925,000 Active 75 DOM
3. 2026-06-16
   days on market $925,000 Active 74 DOM
4. 2026-06-15
   days on market $925,000 Active 73 DOM
5. 2026-06-13
   days on market $925,000 Active 71 DOM
6. 2026-06-10
   price $925,000 Active 67 DOM
7. 2026-06-09
   days on market $950,000 Active 67 DOM
8. 2026-06-08
   days on market $950,000 Active 66 DOM
9. 2026-06-07
   days on market $950,000 Active 65 DOM
10. 2026-06-05
    days on market $950,000 Active 62 DOM
11. 2026-06-03
    days on market $950,000 Active 61 DOM
12. 2026-06-02
    days on market $950,000 Active 60 DOM
13. 2026-06-01
    days on market $950,000 Active 59 DOM
14. 2026-05-31
    days on market $950,000 Active 58 DOM
15. 2026-05-06
    price $950,000 1809-char remark

    Show marketing remark (1809 chars)

    Tucked into the heart of Forest Heights, this beautifully updated residence offers a rare blend of refined living and serene privacy—backing to lush green space for a true retreat-like setting, all with no HOA. From the moment you arrive, the home unfolds with a sense of warmth and sophistication, where hardwood floors span the main level and natural light fills the open, thoughtfully designed spaces. The great room floor plan invites effortless living and entertaining, anchored by a gas fireplace with custom built-ins and peaceful views of the surrounding greenery. The fully updated kitchen is both elegant and functional, featuring a large island with seating, walk-in pantry and seamless access to the backyard and deck—perfect for indoor-outdoor living. A formal dining room with classic wainscoting adds a touch of timeless charm. The main level offers exceptional flexibility with a private office complete with built-ins and a full primary suite with a walk-in shower—ideal for guests or multigenerational living. Upstairs, a second expansive primary suite creates a true sanctuary with vaulted ceilings, double sinks, a soaking tub, walk-in shower, and a custom walk-in closet. Three additional bedrooms, a full bath, and a laundry room complete the upper level. Fresh interior and exterior paint, meticulous maintenance, and an oversized three-car garage elevate the home’s functionality. Ideally located near Forest Park, Mill Pond Park, Amaterra Winery and Forest Heights Village, with convenient access to NW 23rd, top private schools including French American and Catlin Gabel and major employers like Nike, Intel, Columbia, and Providence St. Vincent. Close-in Washington County living meets elevated privacy—this is more than a home, it’s a lifestyle.

16. 2026-04-03
    listed $975,000 Active 1809-char remark

    Show marketing remark (1809 chars)

    Tucked into the heart of Forest Heights, this beautifully updated residence offers a rare blend of refined living and serene privacy—backing to lush green space for a true retreat-like setting, all with no HOA. From the moment you arrive, the home unfolds with a sense of warmth and sophistication, where hardwood floors span the main level and natural light fills the open, thoughtfully designed spaces. The great room floor plan invites effortless living and entertaining, anchored by a gas fireplace with custom built-ins and peaceful views of the surrounding greenery. The fully updated kitchen is both elegant and functional, featuring a large island with seating, walk-in pantry and seamless access to the backyard and deck—perfect for indoor-outdoor living. A formal dining room with classic wainscoting adds a touch of timeless charm. The main level offers exceptional flexibility with a private office complete with built-ins and a full primary suite with a walk-in shower—ideal for guests or multigenerational living. Upstairs, a second expansive primary suite creates a true sanctuary with vaulted ceilings, double sinks, a soaking tub, walk-in shower, and a custom walk-in closet. Three additional bedrooms, a full bath, and a laundry room complete the upper level. Fresh interior and exterior paint, meticulous maintenance, and an oversized three-car garage elevate the home’s functionality. Ideally located near Forest Park, Mill Pond Park, Amaterra Winery and Forest Heights Village, with convenient access to NW 23rd, top private schools including French American and Catlin Gabel and major employers like Nike, Intel, Columbia, and Providence St. Vincent. Close-in Washington County living meets elevated privacy—this is more than a home, it’s a lifestyle.

17. 2018-11-09
    soldstatus $776,000 Sold 436-char remark

    Show marketing remark (436 chars)

    Washington County taxes, no HOA, top rated schools! Great location in Forest Heights. Stunning 5Bedrooms + Den, guest suite on main floor. Oversized 3 car garage, spacious master suite, large deck, south facing home across from protected green space. Brazilian cherry floors, detailed woodwork and millwork, 8ft doors on main, high end appliances, open floor plan! Too many features to list. Close to hwy 217 or 26, minutes to downtown.

18. 2018-11-09
    soldstatus $776,000

    Show marketing remark (436 chars)

    Washington County taxes, no HOA, top rated schools! Great location in Forest Heights. Stunning 5Bedrooms + Den, guest suite on main floor. Oversized 3 car garage, spacious master suite, large deck, south facing home across from protected green space. Brazilian cherry floors, detailed woodwork and millwork, 8ft doors on main, high end appliances, open floor plan! Too many features to list. Close to hwy 217 or 26, minutes to downtown.

19. 2018-10-25
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Washington County taxes, no HOA, top rated schools! Great location in Forest Heights. Stunning 5Bedrooms + Den, guest suite on main floor. Oversized 3 car garage, spacious master suite, large deck, south facing home across from protected green space. Brazilian cherry floors, detailed woodwork and millwork, 8ft doors on main, high end appliances, open floor plan! Too many features to list. Close to hwy 217 or 26, minutes to downtown.

20. 2018-07-23
    status Active 436-char remark

    Show marketing remark (436 chars)

    Washington County taxes, no HOA, top rated schools! Great location in Forest Heights. Stunning 5Bedrooms + Den, guest suite on main floor. Oversized 3 car garage, spacious master suite, large deck, south facing home across from protected green space. Brazilian cherry floors, detailed woodwork and millwork, 8ft doors on main, high end appliances, open floor plan! Too many features to list. Close to hwy 217 or 26, minutes to downtown.

21. 2018-06-18
    historical 436-char remark

    Show marketing remark (436 chars)

    Washington County taxes, no HOA, top rated schools! Great location in Forest Heights. Stunning 5Bedrooms + Den, guest suite on main floor. Oversized 3 car garage, spacious master suite, large deck, south facing home across from protected green space. Brazilian cherry floors, detailed woodwork and millwork, 8ft doors on main, high end appliances, open floor plan! Too many features to list. Close to hwy 217 or 26, minutes to downtown.

22. 2018-06-16
    listed $826,000 Active 436-char remark

    Show marketing remark (436 chars)

    Washington County taxes, no HOA, top rated schools! Great location in Forest Heights. Stunning 5Bedrooms + Den, guest suite on main floor. Oversized 3 car garage, spacious master suite, large deck, south facing home across from protected green space. Brazilian cherry floors, detailed woodwork and millwork, 8ft doors on main, high end appliances, open floor plan! Too many features to list. Close to hwy 217 or 26, minutes to downtown.

23. 2018-06-14
    historical
24. 2018-06-14
    listed Active
25. 2013-11-06
    soldstatus $688,888 Sold
26. 2013-11-05
    soldstatus $688,888
27. 2013-09-15
    status Pending
28. 2013-08-08
    listed $699,000 Active
29. 2012-11-21
    soldstatus $135,000
30. 2012-09-18
    soldstatus $115,000 Sold
31. 2012-09-18
    soldstatus $115,000
32. 2012-09-16
    status Pending
33. 2012-02-07
    price $129,000
34. 2011-03-22
    listed $154,000 Active

ⓘ 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: $13,458 · $1,122/mo
• Projected year-2 tax: $13,458 · $1,122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 13 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: $79,586
• − Mortgage interest: −$51,814
• − Property taxes: −$13,458
• − Insurance: −$4,625
• − Repairs & maintenance: −$6,367
• − Management: −$6,367
• − Depreciation: −$26,909
• Taxable loss: −$29,954
• Est. tax savings @ 24.0%: +$7,189
• After-tax cash flow: $-6,231/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 — Cedar Mill

• Score: 85/100
• State rank: #22
• US rank: #506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Mill, OR
• County: Washington County · 583,254 people
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 76,106
• Household income: $161,570
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1769.0

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 0.59)
• Race & ethnicity: White 58% Asian 26% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Portuguese 3% Romanian 2%
• Foreign-born: 26% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 7% Other Asian/Pacific 7% Chinese 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: ▼ -481.07%
• Current HPI: 280.6755
• Rent YoY: ▼ -1.43%
• 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

+516.9% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $950,000 RMLS
• 2026-04-03 Listed $975,000 RMLS
• 2018-11-09 Sold (Public Records) $776,000 Public Records
• 2018-11-09 Sold (MLS) $776,000 RMLS
• 2018-10-25 Pending — RMLS
• 2018-07-23 Relisted — RMLS
• 2018-06-18 Delisted — RMLS
• 2018-06-16 Listed $826,000 RMLS
• 2018-06-14 Listed — RMLS
• 2018-06-14 Delisted — RMLS
• 2013-11-06 Sold (MLS) $688,888 RMLS
• 2013-11-05 Sold (Public Records) $688,888 Public Records
• 2013-09-15 Pending — RMLS
• 2013-08-08 Listed $699,000 RMLS
• 2012-11-21 Sold (Public Records) $135,000 Public Records
• 2012-09-18 Sold (Public Records) $115,000 Public Records
• 2012-09-18 Sold (MLS) $115,000 RMLS
• 2012-09-16 Pending — RMLS
• 2012-02-07 Price Changed $129,000 RMLS
• 2011-03-22 Listed $154,000 RMLS

Property tax history

+11.2%/yr

Latest (2025): $13,458 · +4.4% YoY. Source: county tax records.