13620 SW Beef Bend Rd #16 · King City, OR 97224

$100,000

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 119 Days on market

Built 1990 Est $148k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL LARGE ENTERTAINING DECK, EASY CARE LANDSCAPE. CLEAN & WELL CARED FOR HOME. SUBJECT TO APPROVAL OF PARK MANAGEMENT. SELLER IS REALTOR IN STATE OF OREGON. SF PER COUNTY. STORAGE IN SEPARATE UNIT.

Key facts

• Wood flooring
• Open-concept design
• Bright bay window

Tags

• LARGE COVERED FRONT PORCH
• WOOD FLOORING
• OPEN-CONCEPT DESIGN
• VAULTED BEAMED CEILING
• BRIGHT BAY WINDOW
• TWO OVERSIZED ISLANDS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.2% vs local median 2.7% in King City — 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 (#24 in OR, #539 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• Tigard-Tualatin SD 23J (suburban): math 47% / reading 65% proficiency, ranked #6 of 58 in OR (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deer Creek Elementary School (565 students, 32% FRL); Twality Middle School (math 54% / reading 64%, grade B, #17 of 128 statewide, top 14%, 918 students, 31% FRL); Tualatin High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 1,747 students, 25% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 412 active listings in the ZIP; 10 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).
• This rent runs 36% of the median local income ($98k/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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $100k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 2.98% ✓
• Cap rate: 26.25%
• Cash-on-cash: 71.27%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $147,906
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13620 SW Beef Bend Rd #146	0.13mi	3/2.0 (-1)	1,728 (-3%)	0mo	$115,000	$67	84
13620 SW Beef Bend Rd #66	0.07mi	3/2.0 (-1)	1,684 (-6%)	1mo	$120,000	$71	81
13620 SW Beef Bend Rd #130	0.12mi	3/2.0 (-1)	1,810 (+2%)	12mo	$116,000	$64	76
13620 SW Beef Bend Rd #149	0.14mi	4/2.0	1,596 (-10%)	9mo	$146,020	$91	69
13620 SW Beef Bend Rd #27	0.11mi	4/2.0	1,915 (+8%)	19mo	$100,000	$52	66
13620 SW Beef Bend Rd #1	0.15mi	3/2.0 (-1)	1,525 (-14%)	1mo	$199,000	$130	63
13620 SW Beef Bend Rd #85	0.09mi	3/2.0 (-1)	1,600 (-10%)	20mo	$170,000	$106	57
17123 SW Eldorado Dr	0.71mi	3/2.0 (-1)	1,568 (-12%)	2mo	$129,985	$83	41
17106 SW Eldorado Dr	0.72mi	3/2.0 (-1)	1,568 (-12%)	22mo	$162,985	$104	22

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: 67.5%
• Equity multiple: 3.89×
• Total profit: $81,034
• Equity at exit: $14,910

10-year hold

• IRR: 70.7%
• Equity multiple: 7.19×
• Total profit: $173,419
• 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 97224

• Rents YoY: -0.4%
• Active inventory: 412
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,976 high
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,663

Break-even live

Break-even rent $871

Max offer price $100,000

Occupancy floor 39%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	11d	1	0.24mi
13660 SW Wrightwood Ct Portland, OR	4.0	3.5	2335	$3,499	$1.50	4d	1	0.42mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	2d	1	0.47mi
14660 SW Mulberry Dr Portland, OR	4.0	2.5	2600	$3,295	$1.27	22d	1	0.65mi
15050 SW 141st Ave Portland, OR	3.0	2.0	2051	$3,495	$1.70	18d	1	0.76mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	2d	13	0.82mi
12099 SW Aspen Ridge Dr Portland, OR	4.0	3.0	2341	$10,000	$4.27	18d	1	0.99mi
12712 SW Rocky Mountain Ct Portland, OR	4.0	2.5	2450	$2,995	$1.22	44d	1	1.02mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	2d	19	1.03mi
11050 SW Lucas Dr Tualatin, OR	4.0	2.5	2280	$2,990	$1.31	2d	1	1.35mi

Listing history 11 events

1. 2025-12-24
   status Pending
2. 2025-11-19
   status Active
3. 2025-11-14
   status Pending
4. 2025-10-29
   price $100,000
5. 2025-10-08
   price $110,000
6. 2025-09-22
   price $120,000
7. 2025-09-15
   price $125,000
8. 2025-08-20
   listed $130,000 Active
9. 2000-05-01
   soldstatus $48,500 207-char remark

   Show marketing remark (207 chars)

   BEAUTIFUL LARGE ENTERTAINING DECK, EASY CARE LANDSCAPE. CLEAN & WELL CARED FOR HOME. SUBJECT TO APPROVAL OF PARK MANAGEMENT. SELLER IS REALTOR IN STATE OF OREGON. SF PER COUNTY. STORAGE IN SEPARATE UNIT.

10. 1999-10-11
    listed $49,900 207-char remark

    Show marketing remark (207 chars)

    BEAUTIFUL LARGE ENTERTAINING DECK, EASY CARE LANDSCAPE. CLEAN & WELL CARED FOR HOME. SUBJECT TO APPROVAL OF PARK MANAGEMENT. SELLER IS REALTOR IN STATE OF OREGON. SF PER COUNTY. STORAGE IN SEPARATE UNIT.

11. 1989-11-29
    soldstatus $32,406

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $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 3/10 Moderate
• 🌡 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 · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,707
• − Mortgage interest: −$5,602
• − Property taxes: −$1,460
• − Insurance: −$500
• − Repairs & maintenance: −$2,857
• − Management: −$2,857
• − Depreciation: −$2,909
• Taxable income: $19,523
• Est. tax owed @ 24.0%: −$4,686
• After-tax cash flow: $15,270/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: Tigard-Tualatin SD 23J
• NCES district ID: 4112240
• Math proficiency: 47% ▼ -3.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $60,739
• Composite: 48.72/100
• National rank: #2100
• State rank: #6 of 58 in OR

Livability — King City

• Score: 85/100
• State rank: #24
• US rank: #539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King City, OR
• County: Washington County · 583,254 people
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 36,569
• Household income: $98,125
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1468.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 10% Two or more races 8% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Vietnamese 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: ▼ -287.40%
• Current HPI: 277.57
• Rent YoY: ▼ -0.38%
• 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

+208.6% since first listed

11 events — show timeline

• 2025-12-24 Pending — RMLS
• 2025-11-19 Relisted — RMLS
• 2025-11-14 Pending — RMLS
• 2025-10-29 Price Changed $100,000 RMLS
• 2025-10-08 Price Changed $110,000 RMLS
• 2025-09-22 Price Changed $120,000 RMLS
• 2025-09-15 Price Changed $125,000 RMLS
• 2025-08-20 Listed $130,000 RMLS
• 2000-05-01 Sold (MLS) $48,500 RMLS
• 1999-10-11 Listed $49,900 RMLS
• 1989-11-29 Sold (Public Records) $32,406 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,460 · +10.3% YoY. Source: county tax records.