1901 SE Minter Bridge Rd #20 · Hillsboro, OR 97123

$142,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 197 Days on market

Built 1985 $134/sqft · 113% above area ↓ 3% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FINANCING AVAILABLE OR Choose OWNER TO CARRY CONTRACT! (Ask for details) (FIRST 3 MONTHS FREE PARK RENT If you finance or pay cash). IMPORTANT INFO. PLEADE PLEASE READ....Age restriction is different from other 55+ parks .. Owner must be 55+ OTHER RESIDENTS living in the home must be 18 or older. BEAUTIFUL Remodeled HOME - GREAT PRICE! GREAT LOCATION! - MUST HAVE 650+ CREDIT SCORE. OWNER MUST BE 55+ RESIDENTS LIVING IN THE HOME MUST BE 18+. THIS REMODELED 1984, 2 BEDROOM 2 BATH MANUFACTURED HOME IS MOVE IN READY! - NEW ROOF- NEW GUTTERS - NEW HEAT PUMP/COOLING SYSTEM - ALL NEW STAINLESS-STEEL APPLIANCES, PLUS WASHER AND DRYER - NEW FARMHOUSE KITCHEN SINK & NEW GARBAGE DISPOSAL - NEW LP FLOORING - NEW CARPET IN BEDROOMS - WATER HEATER APPROX. 2 YRS OLD - NEW WINDOW BLINDS THROUGHOUT THE HOME NEW INTERIOR AND EXTERIOR PAINT. NEXT TO SHOPPING MALL, RESTAURANTS, HOME DEPOT & LOWES. PARK INCLUDES NEWLY REMODELED CLUBHOUSE AVAILABLE TO RESERVE FOR PRIVATE EVENTS, PARTIES, MEETINGS AND FAMILY GET TOGETHERS WITH POOL TABLE, FULL KITCKEN, TABLE & CHAIRS, COUCHES TV. & INTERNET, AND BATHROOM. PARK ALLOWS 2 PETS. PARK SPACE RENT $1330. INCLUDES GARBAGE. CALL NOW TO SET AN APPOINTMENT FOR A SHOWING.

Key facts

• New heat pump
• New garbage disposal
• New gutters

Tags

• NEW ROOF
• NEW GUTTERS
• NEW HEAT PUMP
• NEW STAINLESS STEEL APPLIANCES
• NEW FARMHOUSE KITCHEN SINK
• NEW GARBAGE DISPOSAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.9% in Hillsboro — 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 87/100 on livability (#13 in OR, #282 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D+, cost of living F.
• Hillsboro SD 1J (urban): math 35% / reading 46% proficiency, ranked #13 of 58 in OR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 425 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $982 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 $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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. 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?
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

• ARV (median comp): $66,750
• List price: $142,000
• Delta: 112.73%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 SE Minter Bridge Rd #99	0.15mi	3/2.0 (+1)	980 (-7%)	6mo	$35,000	$36	71
1652 SE Duke Dr	0.25mi	2/2.0	960 (-9%)	11mo	$350,000	$365	64
2681 SE River Rd #52	0.61mi	2/2.0	1,120 (+6%)	2mo	$80,000	$71	60
2511 SE River Rd #94	0.48mi	2/2.0	1,113 (+5%)	14mo	$92,500	$83	57
2511 SE River Rd #101	0.48mi	2/2.0	1,152 (+9%)	9mo	$101,000	$88	55
2681 SE River Rd #31	0.58mi	3/2.0 (+1)	1,100 (+4%)	8mo	$36,240	$33	55
2511 SE River Rd #98	0.47mi	2/2.0	1,152 (+9%)	14mo	$74,999	$65	52
2681 SE River Rd #32	0.58mi	3/2.0 (+1)	1,120 (+6%)	11mo	$82,500	$74	49
2681 SE River Rd #9	0.55mi	2/2.0	1,200 (+14%)	6mo	$88,000	$73	46
2681 SE River Rd #39	0.59mi	2/2.0	960 (-9%)	16mo	$40,000	$42	44
2681 SE River Rd #58	0.63mi	2/2.0	960 (-9%)	21mo	$87,000	$91	38
2681 SE River Rd #5	0.57mi	2/2.0	1,188 (+12%)	21mo	$109,000	$92	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: 10.7%
• Equity multiple: 1.41×
• Total profit: $16,320
• Equity at exit: $21,173

10-year hold

• IRR: 17.4%
• Equity multiple: 2.25×
• Total profit: $49,817
• Equity at exit: $12,278

Cash invested: $39,760 (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 97123

• Rents YoY: -1.4%
• Active inventory: 425
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$745
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $709

Break-even live

Break-even rent $1,075

Max offer price $142,000

Occupancy floor 59%

Sensitivity live

Price	-10% $789	-5% $749	+0% $709	+5% $669	+10% $629
Rent	-10% $553	-5% $631	+0% $709	+5% $787	+10% $865
Rate	-1.0pp $781	-0.5pp $745	base $709	+0.5pp $672	+1.0pp $635

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1177 SE Fir Grove Loop Hillsboro, OR	3.0	2.0	1200	$2,499	$2.08	44d	1	0.42mi
1410 SE Alder St Hillsboro, OR	3.0	2.0	1332	$2,495	$1.87	44d	1	0.49mi
1535 SE Maple St Hillsboro, OR	2.0	1.0	766	$1,485	$1.94	8d	1	0.61mi
800 SE 10th Ave Hillsboro, OR	1.0–3.0	1.0	750	$1,595	$2.13	3d	4	0.65mi
760 SE 10th Ave Unit 10 Hillsboro, OR	2.0	1.0	717	$1,525	$2.13	24d	1	0.69mi
530 SE 12th Ave Hillsboro, OR	3.0	1.5	1287	$2,800	$2.18	44d	1	0.75mi
470 SE 12th Ave Hillsboro, OR	1.0	1.0	725	$1,400	$1.93	24d	1	0.80mi
1049 SE Walnut St Unit 7 Hillsboro, OR	2.0	1.0	800	$1,495	$1.87	44d	1	0.86mi
740 SE Cedar St Hillsboro, OR	3.0	1.5	1197	$2,295	$1.92	44d	1	0.93mi
1120 SE Baseline St Apt 4 Hillsboro, OR	2.0	1.5	907	$1,950	$2.15	18d	1	0.94mi
637 SE 7th Ave Hillsboro, OR	2.0	1.0	824	$1,700	$2.06	44d	1	0.96mi
642 SE Shega Ct Hillsboro, OR	3.0	2.5	1296	$2,095	$1.62	44d	1	0.97mi
3041 SE Timberlake Dr Hillsboro, OR	3.0	2.0	1269	$2,395	$1.89	24d	1	0.98mi
117 NE 25th Ave Hillsboro, OR	1.0	1.0	751	$1,459	$1.94	24d	1	1.04mi
117 NE 25th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	893	$1,659	$1.86	12d	7	1.04mi
148 NE 24th Ave Hillsboro, OR	3.0	2.0	1100	$1,950	$1.77	22d	2	1.05mi
1134 E Main St Unit 01 Hillsboro, OR	2.0	1.0	800	$1,525	$1.91	24d	1	1.07mi
690 SE 5th Ave Unit 102 Hillsboro, OR	2.0	2.0	950	$1,550	$1.63	22d	1	1.07mi
690 SE 5th Ave Apt 101 Hillsboro, OR	2.0	2.0	950	$1,550	$1.63	44d	1	1.08mi
2520 NE Parkwood St Hillsboro, OR	2.0–3.0	1.0	800	$1,595	$1.99	24d	4	1.19mi
2933 SE 38th Ct Hillsboro, OR	3.0	1.5	1088	$1,950	$1.79	44d	1	1.19mi
666 E Main St Hillsboro, OR	2.0	1.0	875	$1,770	$2.02	2d	3	1.26mi
337 SE 4th Ave Unit 301 Hillsboro, OR	2.0	2.0	736	$1,595	$2.17	24d	1	1.33mi
337 SE 4th Ave Apt 201 Hillsboro, OR	2.0	2.0	750	$1,550	$2.07	24d	1	1.33mi
2725 SE 44th Ct Hillsboro, OR	3.0	2.0	1050	$2,245	$2.14	44d	1	1.37mi
455 SE Washington St Hillsboro, OR	1.0	1.0	900	$1,295	$1.44	24d	1	1.37mi
433 SE Washington St Hillsboro, OR	1.0	1.0	725	$1,250	$1.72	8d	1	1.38mi
3233 NE Brogden St Hillsboro, OR	3.0	2.0	1220	$2,100	$1.72	44d	1	1.39mi
262 NE 34th Pl Hillsboro, OR	3.0	1.0	1080	$2,100	$1.94	18d	1	1.41mi
4264 SE Oak St Hillsboro, OR	3.0	1.5	1025	$2,300	$2.24	5d	1	1.44mi
242 SE Washington St Unit 3 Hillsboro, OR	2.0	1.0	998	$1,750	$1.75	44d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $142,000 Active 197 DOM
2. 2026-06-17
   days on market $142,000 Active 196 DOM
3. 2026-06-16
   days on market $142,000 Active 195 DOM
4. 2026-06-16
   price $142,000 Active 194 DOM
5. 2026-06-15
   days on market $145,000 Active 194 DOM
6. 2026-06-13
   days on market $145,000 Active 192 DOM
7. 2026-06-09
   days on market $145,000 Active 188 DOM
8. 2026-06-08
   days on market $145,000 Active 187 DOM
9. 2026-06-07
   days on market $145,000 Active 186 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    days on market $145,000 Active 183 DOM
12. 2026-06-03
    days on market $145,000 Active 182 DOM
13. 2026-06-02
    days on market $145,000 Active 181 DOM
14. 2026-06-01
    days on market $145,000 Active 180 DOM
15. 2026-05-31
    days on market $145,000 Active 179 DOM
16. 2026-03-12
    price $145,000 1223-char remark

    Show marketing remark (1223 chars)

    FINANCING AVAILABLE OR Choose OWNER TO CARRY CONTRACT! (Ask for details) (FIRST 3 MONTHS FREE PARK RENT If you finance or pay cash). IMPORTANT INFO. PLEADE PLEASE READ....Age restriction is different from other 55+ parks .. Owner must be 55+ OTHER RESIDENTS living in the home must be 18 or older. BEAUTIFUL Remodeled HOME - GREAT PRICE! GREAT LOCATION! - MUST HAVE 650+ CREDIT SCORE. OWNER MUST BE 55+ RESIDENTS LIVING IN THE HOME MUST BE 18+. THIS REMODELED 1984, 2 BEDROOM 2 BATH MANUFACTURED HOME IS MOVE IN READY! - NEW ROOF- NEW GUTTERS - NEW HEAT PUMP/COOLING SYSTEM - ALL NEW STAINLESS-STEEL APPLIANCES, PLUS WASHER AND DRYER - NEW FARMHOUSE KITCHEN SINK & NEW GARBAGE DISPOSAL - NEW LP FLOORING - NEW CARPET IN BEDROOMS - WATER HEATER APPROX. 2 YRS OLD - NEW WINDOW BLINDS THROUGHOUT THE HOME NEW INTERIOR AND EXTERIOR PAINT. NEXT TO SHOPPING MALL, RESTAURANTS, HOME DEPOT & LOWES. PARK INCLUDES NEWLY REMODELED CLUBHOUSE AVAILABLE TO RESERVE FOR PRIVATE EVENTS, PARTIES, MEETINGS AND FAMILY GET TOGETHERS WITH POOL TABLE, FULL KITCKEN, TABLE & CHAIRS, COUCHES TV. & INTERNET, AND BATHROOM. PARK ALLOWS 2 PETS. PARK SPACE RENT $1330. INCLUDES GARBAGE. CALL NOW TO SET AN APPOINTMENT FOR A SHOWING.

17. 2025-12-03
    listed $149,000 Active 1223-char remark

    Show marketing remark (1223 chars)

    FINANCING AVAILABLE OR Choose OWNER TO CARRY CONTRACT! (Ask for details) (FIRST 3 MONTHS FREE PARK RENT If you finance or pay cash). IMPORTANT INFO. PLEADE PLEASE READ....Age restriction is different from other 55+ parks .. Owner must be 55+ OTHER RESIDENTS living in the home must be 18 or older. BEAUTIFUL Remodeled HOME - GREAT PRICE! GREAT LOCATION! - MUST HAVE 650+ CREDIT SCORE. OWNER MUST BE 55+ RESIDENTS LIVING IN THE HOME MUST BE 18+. THIS REMODELED 1984, 2 BEDROOM 2 BATH MANUFACTURED HOME IS MOVE IN READY! - NEW ROOF- NEW GUTTERS - NEW HEAT PUMP/COOLING SYSTEM - ALL NEW STAINLESS-STEEL APPLIANCES, PLUS WASHER AND DRYER - NEW FARMHOUSE KITCHEN SINK & NEW GARBAGE DISPOSAL - NEW LP FLOORING - NEW CARPET IN BEDROOMS - WATER HEATER APPROX. 2 YRS OLD - NEW WINDOW BLINDS THROUGHOUT THE HOME NEW INTERIOR AND EXTERIOR PAINT. NEXT TO SHOPPING MALL, RESTAURANTS, HOME DEPOT & LOWES. PARK INCLUDES NEWLY REMODELED CLUBHOUSE AVAILABLE TO RESERVE FOR PRIVATE EVENTS, PARTIES, MEETINGS AND FAMILY GET TOGETHERS WITH POOL TABLE, FULL KITCKEN, TABLE & CHAIRS, COUCHES TV. & INTERNET, AND BATHROOM. PARK ALLOWS 2 PETS. PARK SPACE RENT $1330. INCLUDES GARBAGE. CALL NOW TO SET AN APPOINTMENT FOR A SHOWING.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: +$834/yr (+$70/mo · 153.6%)

ⓘ 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 · 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: $23,669
• − Mortgage interest: −$7,954
• − Property taxes: −$543
• − Insurance: −$710
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$4,131
• Taxable income: $6,543
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $6,939/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: Hillsboro SD 1J
• NCES district ID: 4100023
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $68,587
• Composite: 36.64/100
• National rank: #4617
• State rank: #13 of 58 in OR

Livability — Hillsboro

• Score: 87/100
• State rank: #13
• US rank: #282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, OR
• County: Washington County · 583,254 people
• City population: 102,767
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 48,410
• Household income: $109,985
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 929.0

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 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 29% Two or more races 17% Asian 9% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 3% Italian 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 22% Vietnamese 2% Other Indo-European 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: ▼ -419.54%
• Current HPI: 297.1522
• Rent YoY: ▼ -1.44%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $145,000 RMLS
• 2025-12-03 Listed $149,000 RMLS

Property tax history

+4.5%/yr

Latest (2025): $543 · +43.0% YoY. Source: county tax records.