428 SW Boston Way #73 · Beaverton, OR 97006

$130,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 193 Days on market

Built 1991 $135/sqft · 13% above area Est $115k · 13% over

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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
• Schools +6.3/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOM HOME! To this well-kept 3 bed + 2 bath double wide manufactured home located in BEAVERTON! This home features updated interior + exterior paint, skylight, granite kitchen peninsula, double-pane windows with blinds and AC! This home also features a deck with a tool shed, perfect for extra storage or space. This home is located in the Heritage Village Mobile Home Community, and all ages park with easy access to restaurants, schools and more! Schedule your showing TODAY!

Key facts

• Tool shed
• Updated exterior
• Updated interior

Tags

• UPDATED INTERIOR
• UPDATED EXTERIOR
• GRANITE KITCHEN PENINSULA
• DOUBLE-PANE WINDOWS
• DECK
• TOOL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 (-1.6%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $130k implies a 398% gain — meaningful room to come down on a strong offer.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.53% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.25%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (median comp): $114,950
• List price: $130,000
• Delta: 13.09%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 SW Plymouth Way	0.07mi	2/1.0 (-1)	960 (0%)	12mo	$100,000	$104	77
17717 SW Cumberland Way	0.04mi	2/1.0 (-1)	896 (-7%)	10mo	$80,000	$89	69
17680 NW Shady Fir Loop #36	0.40mi	2/2.0 (-1)	1,080 (+12%)	18mo	$95,000	$88	40

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: 16.8%
• Equity multiple: 1.65×
• Total profit: $23,783
• Equity at exit: $19,383

10-year hold

• IRR: 23.2%
• Equity multiple: 2.74×
• Total profit: $63,318
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

ZIP-level market 97006

• Rents YoY: -1.6%
• Active inventory: 245
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$682
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $796

Break-even live

Break-even rent $980

Max offer price $130,000

Occupancy floor 55%

Sensitivity live

Price	-10% $870	-5% $833	+0% $796	+5% $760	+10% $723
Rent	-10% $639	-5% $718	+0% $796	+5% $875	+10% $953
Rate	-1.0pp $862	-0.5pp $829	base $796	+0.5pp $763	+1.0pp $728

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,622	$1.65	8d	6	0.40mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	15d	1	0.41mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$2,332	$2.55	3d	13	0.48mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$3,426	$4.10	3d	221	0.48mi
17030 SW Baseline Rd Beaverton, OR	2.0	1.0	680	$1,671	$2.46	13d	1	0.48mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,482	$2.56	3d	20	0.51mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	13d	1	0.58mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	24d	1	0.59mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$2,290	$3.14	2d	26	0.61mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	24d	1	0.61mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	24d	1	0.61mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$1,949	$2.03	2d	5	0.65mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	24d	1	0.67mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	44d	1	0.67mi
770 NW 185th Ave #305 Beaverton, OR	2.0	1.0	864	$1,650	$1.91	44d	1	0.69mi
17205 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.5	800	$1,595	$1.99	44d	1	0.76mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,790	$1.78	44d	1	0.76mi
17324 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.0	805	$1,795	$2.23	18d	1	0.78mi
17300 SW Merlo Rd Apt 3 Beaverton, OR	2.0	1.0	1000	$1,450	$1.45	4d	1	0.79mi
915 SW 163rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	786	$1,810	$2.30	44d	12	0.80mi
915 SW 163rd Ave Unit 132 Beaverton, OR	2.0	2.0	913	$1,635	$1.79	24d	1	0.86mi
915 SW 163rd Ave Unit 2314 Beaverton, OR	2.0	2.0	913	$1,725	$1.89	3d	1	0.86mi
915 SW 163rd Ave Unit 527 Beaverton, OR	2.0	2.0	913	$1,625	$1.78	8d	1	0.86mi
915 SW 163rd Ave Unit 823 Beaverton, OR	2.0	1.0	824	$1,645	$2.00	5d	1	0.86mi
915 SW 163rd Ave Unit 718 Beaverton, OR	2.0	2.0	913	$1,675	$1.83	8d	1	0.86mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	830	$1,815	$2.19	3d	9	0.87mi
1285 NW 183rd Ave Beaverton, OR	2.0	2.0	888	$1,670	$1.88	2d	1	0.92mi
1285 NW 183rd Ave Unit 39 Beaverton, OR	2.0	2.0	893	$1,695	$1.90	18d	1	0.92mi
1255 NW 183rd Ave Unit 23 Beaverton, OR	2.0	2.0	883	$1,645	$1.86	21d	1	0.93mi
1050 SW 160th Ave Beaverton, OR	2.0	1.0–2.0	854	$2,681	$3.14	2d	10	0.98mi
1305 NE 105th Way Hillsboro, OR	1.0–3.0	1.0–2.0	997	$2,395	$2.40	4d	17	1.07mi
19245 SW York St Beaverton, OR	4.0	2.0	1100	$2,700	$2.45	24d	1	1.08mi
18640 SW Bryant St Beaverton, OR	2.0–3.0	1.0–2.5	1250	$2,400	$1.92	24d	1	1.08mi
1385 SW 158th Ave Beaverton, OR	2.0	1.0	709	$2,466	$3.48	4d	35	1.08mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$2,300	$2.56	2d	19	1.09mi
650 201st Ave Aloha, OR	2.0	2.0	985	$1,688	$1.71	4d	5	1.10mi
2739 SW Jasmine Pl Beaverton, OR	2.0	1.0	864	$1,545	$1.79	24d	1	1.13mi
600 NW Island Ter Beaverton, OR	1.0–2.0	1.0–2.0	828	$2,318	$2.80	4d	11	1.16mi
1815 NW 173rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	768	$2,068	$2.69	2d	13	1.18mi
2800 SW 185th Ave Beaverton, OR	2.0	1.0	825	$1,395	$1.69	44d	1	1.19mi

Listing history 19 events

1. 2026-06-21
   days on market $130,000 Active 193 DOM
2. 2026-06-18
   days on market $130,000 Active 190 DOM
3. 2026-06-17
   days on market $130,000 Active 189 DOM
4. 2026-06-16
   days on market $130,000 Active 188 DOM
5. 2026-06-15
   days on market $130,000 Active 187 DOM
6. 2026-06-13
   days on market $130,000 Active 185 DOM
7. 2026-06-09
   days on market $130,000 Active 181 DOM
8. 2026-06-08
   days on market $130,000 Active 180 DOM
9. 2026-06-07
   days on market $130,000 Active 179 DOM
10. 2026-06-05
    days on market $130,000 Active 176 DOM
11. 2026-06-03
    days on market $130,000 Active 175 DOM
12. 2026-06-02
    days on market $130,000 Active 174 DOM
13. 2026-06-01
    days on market $130,000 Active 173 DOM
14. 2026-05-31
    days on market $130,000 Active 172 DOM
15. 2026-04-24
    price $130,000 479-char remark

    Show marketing remark (479 chars)

    WELCOM HOME! To this well-kept 3 bed + 2 bath double wide manufactured home located in BEAVERTON! This home features updated interior + exterior paint, skylight, granite kitchen peninsula, double-pane windows with blinds and AC! This home also features a deck with a tool shed, perfect for extra storage or space. This home is located in the Heritage Village Mobile Home Community, and all ages park with easy access to restaurants, schools and more! Schedule your showing TODAY!

16. 2026-04-06
    price $135,000 479-char remark

    Show marketing remark (479 chars)

    WELCOM HOME! To this well-kept 3 bed + 2 bath double wide manufactured home located in BEAVERTON! This home features updated interior + exterior paint, skylight, granite kitchen peninsula, double-pane windows with blinds and AC! This home also features a deck with a tool shed, perfect for extra storage or space. This home is located in the Heritage Village Mobile Home Community, and all ages park with easy access to restaurants, schools and more! Schedule your showing TODAY!

17. 2026-01-19
    price $140,000 479-char remark

    Show marketing remark (479 chars)

    WELCOM HOME! To this well-kept 3 bed + 2 bath double wide manufactured home located in BEAVERTON! This home features updated interior + exterior paint, skylight, granite kitchen peninsula, double-pane windows with blinds and AC! This home also features a deck with a tool shed, perfect for extra storage or space. This home is located in the Heritage Village Mobile Home Community, and all ages park with easy access to restaurants, schools and more! Schedule your showing TODAY!

18. 2025-12-10
    listed $145,900 Active 479-char remark

    Show marketing remark (479 chars)

    WELCOM HOME! To this well-kept 3 bed + 2 bath double wide manufactured home located in BEAVERTON! This home features updated interior + exterior paint, skylight, granite kitchen peninsula, double-pane windows with blinds and AC! This home also features a deck with a tool shed, perfect for extra storage or space. This home is located in the Heritage Village Mobile Home Community, and all ages park with easy access to restaurants, schools and more! Schedule your showing TODAY!

19. 1991-04-23
    soldstatus $26,099

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$804/yr (+$67/mo · 175.9%)

ⓘ 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: $23,853
• − Mortgage interest: −$7,282
• − Property taxes: −$457
• − Insurance: −$650
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$3,782
• Taxable income: $7,866
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $7,668/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

+398.1% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $130,000 RMLS
• 2026-04-06 Price Changed $135,000 RMLS
• 2026-01-19 Price Changed $140,000 RMLS
• 2025-12-10 Listed $145,900 RMLS
• 1991-04-23 Sold (Public Records) $26,099 Public Records

Property tax history

+5.4%/yr

Latest (2016): $457 · +41.5% YoY. Source: county tax records.