7190 SW Raleighwood Ln · Raleigh Hills, OR 97225

$550,000

3 bd · 3.0 ba · 2,350 sqft · SingleFamily public records · 16 Days on market

Built 1966 0.28 ac lot $234/sqft · 36% below area Est $858k · 36% 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 +15.0/15.0
• Cash flow +7.4/30.0
• Schools +6.3/10.0
• Livability +4.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Mid-century modern home located in highly sought after Raleighwood. Set in nature, this home is located on quiet cul-de-sac and sits next to a tranquil creek. Dramatic vaulted ceilings in the living room with tall windows-plus an additional row of clear story windows. All bedrooms have vaulted ceilings. Bedrooms 2 & 3 have built-in floor to ceiling cabinetry/book shelves. The basement has it's own kitchenette and large bonus room, great for a pool table or create another bedroom. Large wraparound deck. Newer windows, furnace and AC. Unbeatable location — only minutes to Raleigh Park Elementary, Portland Golf Club and Parks & Tails. Don’t miss your chance to own a home

Key facts

• Kitchenette
• Built-in cabinetry
• Quiet cul-de-sac

Tags

• MID-CENTURY MODERN HOME
• QUIET CUL-DE-SAC
• TRANQUIL CREEK
• DRAMATIC VAULTED CEILINGS
• BUILT-IN CABINETRY
• KITCHENETTE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service; Gas service
• Home design: Single-family residence (resale); Residential property; Property offers upper and lower level living areas; Built in 1966
• Construction: Concrete perimeter foundation and slab; Composition roof; Wood siding
• Exterior features: Composition roof; Wood siding; Deck; Tool shed; Creek on the property; Views of creek and trees; Lot on a cul-de-sac with trees and sloped areas; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Pantry
• Bedrooms: Primary bedroom (upper level); 2nd bedroom (upper level); 3rd bedroom (upper level)
• Flooring: Hardwood; Vinyl; Wall-to-wall carpet
• Bathrooms: Three full bathrooms (one on main level, one on upper level, one on lower level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric and gas utilities
• Interior features: Garage door opener; Hardwood floors; High ceilings; Vaulted ceilings; Laundry area; Washer and dryer included; Vinyl flooring; Wall-to-wall carpet; Two wood-burning fireplaces; Vinyl window frames; Finished full basement; Bonus room (lower level); Dining room (main level); Family room; Kitchen (main level); Living room (main level); Great room
• Laundry & utility: Washer and dryer included; Gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-721 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (30.4% below list).
• Recommended offer: $383k (30.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 89/100 on livability (#6 in OR, #126 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute 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.
• Zoned schools: Raleigh Park Elementary School (math 64% / reading 84%, grade A, #23 of 412 statewide, top 7%, 308 students, 45% FRL); Whitford Middle School (math 72% / reading 77%, grade A, #7 of 128 statewide, top 5%, 809 students, 56% FRL); Beaverton High School (1,483 students, 55% FRL) — zoned schools average 52% FRL vs 31% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 131 active listings in the ZIP; 5 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).
• This rent runs 40% of the median local income ($115k/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 $4k of loan paydown is wiped out by about $16k 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 16 days — a 2% lower offer ($542k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $382,990 (30.4% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 12.0

CMA / ARV

• ARV (median comp): $857,583
• List price: $550,000
• Delta: -35.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7190 SW Raleighwood Ln	0.00mi	3/3.0	2,350 (0%)	0mo	$575,000	$245	100
7695 SW Brentwood St	0.32mi	3/2.0	2,432 (+4%)	6mo	$1,054,796	$434	70
8175 SW Fairway Dr	0.49mi	3/2.0	2,404 (+2%)	2mo	$1,000,000	$416	68
3185 SW 72nd Ave	0.23mi	4/3.0 (+1)	2,628 (+12%)	0mo	$1,130,000	$430	64
6100 SW Thomas St	0.55mi	3/3.0	2,195 (-7%)	1mo	$1,225,000	$558	62
2600 SW Crestdale Dr	0.52mi	3/2.0	2,489 (+6%)	1mo	$965,000	$388	61
4420 SW Crestwood Dr	0.69mi	3/2.0	2,400 (+2%)	5mo	$673,000	$280	56
6741 SW Raleighwood Way	0.24mi	4/3.0 (+1)	2,672 (+14%)	7mo	$765,000	$286	55
6810 SW Canyon Crest Dr	0.71mi	2/1.0 (-1)	2,368 (+1%)	0mo	$555,000	$234	52
8401 SW Canyon Ln	0.75mi	4/3.0 (+1)	2,496 (+6%)	1mo	$725,000	$290	49
8065 SW Laurel St	0.52mi	4/3.0 (+1)	2,578 (+10%)	8mo	$1,275,000	$495	48
5745 SW Gaines Ct	0.72mi	4/3.0 (+1)	2,676 (+14%)	1mo	$1,050,000	$392	38

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.07×
• Total profit: $-143,740
• Equity at exit: $82,007

10-year hold

• IRR: -39.6%
• Equity multiple: -0.42×
• Total profit: $-218,402
• Equity at exit: $47,554

Cash invested: $154,000 (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 97225

• Rents YoY: 0.7%
• Active inventory: 131
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,830 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$633 /mo · $7,595/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$804
• Net cashflow: $-721

Break-even live

Break-even rent $4,742

Max offer price $422,682

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7780 SW Brentwood St Portland, OR	4.0	3.5	2216	$5,999	$2.71	1d	1	0.34mi
8150 SW Birchwood Rd Portland, OR	3.0	2.0	2797	$4,895	$1.75	1d	1	0.45mi
8205 SW Laurel St Portland, OR	3.0	2.0	2080	$3,295	$1.58	10d	1	0.55mi
8205 SW Laurel St Portland, OR	3.0	2.0	2080	$3,295	$1.58	1d	1	0.55mi
6550 SW Bucharest Ct Portland, OR	4.0	3.0	3232	$3,900	$1.21	43d	1	0.81mi

Listing history 2 events

1. 2026-05-11
   listed $600,000 Active 857-char remark
2. 1990-09-07
   soldstatus $125,000

ⓘ 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: $7,595 · $633/mo
• Projected year-2 tax: $7,595 · $633/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $45,959
• − Mortgage interest: −$30,809
• − Property taxes: −$7,595
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,677
• − Management: −$3,677
• − Depreciation: −$16,000
• Taxable loss: −$18,548
• Est. tax savings @ 24.0%: +$4,452
• After-tax cash flow: $-4,197/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 — Raleigh Hills

• Score: 89/100
• State rank: #6
• US rank: #126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raleigh Hills, OR
• County: Washington County · 583,254 people
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 25,869
• Household income: $114,598
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1717.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 8% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Portuguese 4% Romanian 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Vietnamese 1%

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: ▼ -519.95%
• Current HPI: 301.2247
• Rent YoY: ▲ 0.68%
• 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

+360.0% since first listed

5 events — show timeline

• 2026-06-15 Sold (MLS) $575,000 RMLS
• 2026-05-27 Pending — RMLS
• 2026-05-20 Price Changed $550,000 RMLS
• 2026-05-11 Listed $600,000 RMLS
• 1990-09-07 Sold (Public Records) $125,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $7,595 · +4.4% YoY. Source: county tax records.