18485 SW Pacific Dr Unit 89 · Tualatin, OR 97062

$100,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 30 Days on market

Built 1989 Est $76k · 31% over

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Why this score? — see what drove the C+ 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 +5.6/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this light and bright beauty. Spacious layout, master with full bath. Many updates throughout.Heat pump with AC. Separate laundry room with pantry. All appliances included even washer/dryer! New 30 year roof in May 2020. Front and back covered deck. Move in ready! Centrally located near shopping, public transportation and restaurants. Space rent is $725 a month. Buyer must apply with Angel Haven Park. Financing available.

Key facts

• New heat pump
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW HEAT PUMP
• SPACIOUS LAYOUT

Property features AI

Finance

• Other: Lot rent $960 monthly
• Financial info: Land lease expires May 31, 2026
• HOA & community: Senior community; Land lease (monthly lot rent)

Exterior

• Parking: Covered carport
• Utilities: Public water; Public sewer; Electric service and fuel; Cable and fiber optic internet
• Home design: Manufactured home in park; Residential property; Single-story (main level living); Built in 1989; No attached units; Resale condition
• Construction: Composition roof; Skirting foundation
• Exterior features: Vinyl siding; Corner, level lot; Lot in a park with monthly lot rent

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Electric hot water
• Bedrooms: Primary bedroom (Main level); Second bedroom; Third bedroom
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Crawl space basement; Dining room; Family room; Living room; Great room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.6% in Tualatin — 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 86/100 on livability (#16 in OR, #355 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Sherwood SD 88J (suburban): math 56% / reading 66% proficiency, ranked #5 of 58 in OR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents falling (-3.0%/yr); 142 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $691 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; list at $100k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.13% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.02%
• DSCR: 3.00
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $76,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18485 SW Pacific Dr #37	0.08mi	3/2.0	1,296 (0%)	0mo	$85,000	$66	96
18485 SW Pacific Dr #74	0.01mi	3/2.0	1,404 (+8%)	6mo	$82,590	$59	80
18485 SW Pacific Dr #64	0.03mi	3/2.0	1,456 (+12%)	4mo	$94,000	$65	75
18485 SW Pacific Dr #53	0.06mi	2/2.0 (-1)	1,440 (+11%)	3mo	$120,000	$83	72
18485 SW Pacific Dr #69	0.05mi	2/2.0 (-1)	1,104 (-15%)	1mo	$68,000	$62	68
17151 SW Eldorado Dr #85	0.46mi	2/2.0 (-1)	1,344 (+4%)	3mo	$62,000	$46	65
17188 SW Eldorado Dr #111	0.51mi	2/2.0 (-1)	1,248 (-4%)	1mo	$32,500	$26	65
12450 SW Fischer Rd #277	0.67mi	2/2.0 (-1)	1,344 (+4%)	7mo	$55,000	$41	52
17088 SW Eldorado Dr	0.56mi	2/2.0 (-1)	1,440 (+11%)	2mo	$23,000	$16	49
17041 SW Eldorado Dr	0.64mi	2/2.0 (-1)	1,152 (-11%)	3mo	$81,500	$71	44
17009 SW Eldorado Dr #5	0.70mi	2/2.0 (-1)	1,152 (-11%)	1mo	$60,000	$52	43
17084 SW Eldorado Dr	0.65mi	2/2.0 (-1)	1,152 (-11%)	7mo	$42,000	$36	41

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: 38.8%
• Equity multiple: 2.59×
• Total profit: $44,463
• Equity at exit: $14,910

10-year hold

• IRR: 43.8%
• Equity multiple: 4.60×
• Total profit: $100,769
• Equity at exit: $8,646

Cash invested: $28,000 (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 97062

• Rents YoY: -3.0%
• Active inventory: 142
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,050

Break-even live

Break-even rent $796

Max offer price $100,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,107	-5% $1,079	+0% $1,050	+5% $1,022	+10% $994
Rent	-10% $883	-5% $966	+0% $1,050	+5% $1,134	+10% $1,218
Rate	-1.0pp $1,101	-0.5pp $1,076	base $1,050	+0.5pp $1,024	+1.0pp $998

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	2d	13	0.50mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	2d	1	0.56mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	11d	1	0.73mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	15d	1	0.76mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	0.80mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	2d	19	0.80mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.84mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.86mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	8d	4	0.87mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	0.87mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	44d	1	0.90mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	2d	9	0.93mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	44d	1	0.96mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	4d	11	1.22mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	1.24mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 30 DOM
2. 2026-06-17
   days on market $100,000 Active 29 DOM
3. 2026-06-16
   days on market $100,000 Active 28 DOM
4. 2026-06-15
   days on market $100,000 Active 27 DOM
5. 2026-06-13
   days on market $100,000 Active 25 DOM
6. 2026-06-13
   days on market $100,000 Active 24 DOM
7. 2026-06-09
   days on market $100,000 Active 21 DOM
8. 2026-06-08
   days on market $100,000 Active 20 DOM
9. 2026-06-07
   days on market $100,000 Active 19 DOM
10. 2026-06-03
    days on market $100,000 Active 15 DOM
11. 2026-06-02
    days on market $100,000 Active 14 DOM
12. 2026-06-01
    days on market $100,000 Active 13 DOM
13. 2026-05-31
    days on market $100,000 Active 12 DOM
14. 2026-05-18
    listed $100,000 Active
15. 2020-06-04
    soldstatus $57,000 Sold 440-char remark

    Show marketing remark (440 chars)

    Take a look at this light and bright beauty. Spacious layout, master with full bath. Many updates throughout.Heat pump with AC. Separate laundry room with pantry. All appliances included even washer/dryer! New 30 year roof in May 2020. Front and back covered deck. Move in ready! Centrally located near shopping, public transportation and restaurants. Space rent is $680 a month. Buyer must apply with Angel Haven Park. Financing available.

16. 2020-06-04
    soldstatus $57,000 Sold 440-char remark

    Show marketing remark (440 chars)

    Take a look at this light and bright beauty. Spacious layout, master with full bath. Many updates throughout.Heat pump with AC. Separate laundry room with pantry. All appliances included even washer/dryer! New 30 year roof in May 2020. Front and back covered deck. Move in ready! Centrally located near shopping, public transportation and restaurants. Space rent is $680 a month. Buyer must apply with Angel Haven Park. Financing available.

17. 2020-05-19
    historical Active under Contract 440-char remark

    Show marketing remark (440 chars)

    Take a look at this light and bright beauty. Spacious layout, master with full bath. Many updates throughout.Heat pump with AC. Separate laundry room with pantry. All appliances included even washer/dryer! New 30 year roof in May 2020. Front and back covered deck. Move in ready! Centrally located near shopping, public transportation and restaurants. Space rent is $725 a month. Buyer must apply with Angel Haven Park. Financing available.

18. 2020-05-19
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Take a look at this light and bright beauty. Spacious layout, master with full bath. Many updates throughout.Heat pump with AC. Separate laundry room with pantry. All appliances included even washer/dryer! New 30 year roof in May 2020. Front and back covered deck. Move in ready! Centrally located near shopping, public transportation and restaurants. Space rent is $725 a month. Buyer must apply with Angel Haven Park. Financing available.

19. 2020-05-14
    listed $59,900 Active 440-char remark

    Show marketing remark (440 chars)

    Take a look at this light and bright beauty. Spacious layout, master with full bath. Many updates throughout.Heat pump with AC. Separate laundry room with pantry. All appliances included even washer/dryer! New 30 year roof in May 2020. Front and back covered deck. Move in ready! Centrally located near shopping, public transportation and restaurants. Space rent is $680 a month. Buyer must apply with Angel Haven Park. Financing available.

20. 2020-05-14
    listed $59,900 Active 440-char remark

    Show marketing remark (440 chars)

    Take a look at this light and bright beauty. Spacious layout, master with full bath. Many updates throughout.Heat pump with AC. Separate laundry room with pantry. All appliances included even washer/dryer! New 30 year roof in May 2020. Front and back covered deck. Move in ready! Centrally located near shopping, public transportation and restaurants. Space rent is $680 a month. Buyer must apply with Angel Haven Park. Financing available.

21. 1988-10-13
    soldstatus $31,600

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$222/yr (+$18/mo · 29.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,502
• − Mortgage interest: −$5,602
• − Property taxes: −$748
• − Insurance: −$500
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$2,909
• Taxable income: $11,662
• Est. tax owed @ 24.0%: −$2,799
• After-tax cash flow: $9,806/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: Sherwood SD 88J
• NCES district ID: 4111290
• Math proficiency: 56% ▼ -14.00%
• Reading proficiency: 66% ▼ -11.00%
• Median HH income: $88,369
• Composite: 55.54/100
• National rank: #1242
• State rank: #5 of 58 in OR

Livability — Tualatin

• Score: 86/100
• State rank: #16
• US rank: #355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tualatin, OR
• County: Washington County · 583,254 people
• City population: 28,930
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,930
• Household income: $105,407
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 14% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Italian 4% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 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: ▼ -346.49%
• Current HPI: 279.0431
• Rent YoY: ▼ -3.03%
• 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

+216.5% since first listed

8 events — show timeline

• 2026-05-18 Listed $100,000 RMLS
• 2020-06-04 Sold (MLS) $57,000 WVMLS
• 2020-06-04 Sold (MLS) $57,000 RMLS
• 2020-05-19 Contingent — WVMLS
• 2020-05-19 Pending — RMLS
• 2020-05-14 Listed $59,900 WVMLS
• 2020-05-14 Listed $59,900 RMLS
• 1988-10-13 Sold (Public Records) $31,600 Public Records

Property tax history

+3.7%/yr

Latest (2022): $748 · +1.2% YoY. Source: county tax records.