17240 SW Eldorado Dr #145 · King City, OR 97224

$62,500

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 28 Days on market

Built 1974 Est $60k · at est.

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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
• ARV discount +6.0/15.0
• 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

Charming manufactured home located in a well-maintained park, offering 2 bedrooms and 1.5 baths. The home features wall-to-wall carpet throughout the bedrooms, living room, and dining area, creating a warm and comfortable living space. The dining room includes a ceiling fan and built-in features, perfect for everyday living or entertaining.The kitchen is functional and well equipped with a built-in dishwasher and microwave, dual sinks, and designated space for a washer and dryer. The spacious primary bedroom includes a walk-in closet and private bath.Step outside to a lovely backyard retreat with a beautifully maintained garden, raised planting beds, and two storage sheds—ideal for gardening enthusiasts and extra storage needs. A great opportunity for comfortable, low-maintenance living in a convenient community setting.

Key facts

• Covered carport
• Raised garden beds
• Open layout

Tags

• REFURBISHED MANUFACTURED HOME
• LUXURY VINYL FLOORING
• OPEN LAYOUT
• RAISED GARDEN BEDS
• TWO STORAGE SHEDS
• COVERED CARPORT

Property features AI

Finance

• Other: Manufactured home model listed as unknown; Main level living area reported as 1,152 (from listing data)
• HOA & community: Community amenities include commons, management, meeting room, and pool; Located in a senior community (Eldorado Mobile Home Villas); Monthly lot rent

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electricity and gas available
• Home design: Manufactured home in a park (not attached); Restored condition; Single-story (main living all on one level); Territorial view
• Construction: Built in 1974; Block foundation with skirting; Membrane roof; Manufacturer: Brookwood
• Exterior features: Wood siding; Garden area with raised beds; Tool shed; Yard; Level lot; Paved road access

Interior

• Kitchen: Galley kitchen; Dishwasher; Free-standing range; Free-standing refrigerator; Range hood
• Bedrooms: Primary bedroom on main level with walk-in closet and private bathroom (bathtub with shower); Second bedroom on main level with closet
• Flooring: Luxury vinyl plank / vinyl flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Accessible entrance with minimal steps; One-level living; Laundry area; Washer and dryer included; Luxury vinyl plank / vinyl flooring throughout; Vinyl window frames; Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry area on main level; Gas hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.0% 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; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $432 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $62k implies a 525% gain — meaningful room to come down on a strong offer.

Recommended offer $61,562 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.85% ✓
• Cap rate: 26.03%
• Cash-on-cash: 70.50%
• DSCR: 4.14
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $60,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17003 SW Eldorado Dr	0.08mi	2/2.0	960 (0%)	10mo	$65,000	$68	83
12450 SW Fischer Rd #143	0.24mi	2/1.0	960 (0%)	18mo	$60,000	$63	74
17156 SW Eldorado Dr #90	0.22mi	2/1.0	960 (0%)	19mo	$30,000	$31	74
18485 SW Pacific Dr #44	0.59mi	2/1.0	972 (+1%)	3mo	$91,000	$94	68
17181 SW Eldorado Dr	0.18mi	2/1.0	864 (-10%)	10mo	$14,500	$17	67
17175 SW Eldorado Dr #99	0.16mi	2/1.0	888 (-8%)	18mo	$25,000	$28	65
11526 SW Royal Villa Dr	0.70mi	2/2.0	960 (0%)	2mo	$25,000	$26	62
11550 SW Royal Villa Dr	0.70mi	2/2.0	968 (+1%)	11mo	$145,000	$150	53
11552 SW Royal Villa Dr	0.72mi	2/2.0	960 (0%)	21mo	$22,000	$23	45
18485 SW Pacific Dr #69	0.62mi	2/2.0	1,104 (+15%)	1mo	$68,000	$62	41
11489 SW Royal Villa Dr #196	0.70mi	2/2.0	1,080 (+12%)	10mo	$73,000	$68	34
11449 SW Royal Villa Dr	0.70mi	2/2.0	1,088 (+13%)	20mo	$99,500	$91	25

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: 66.8%
• Equity multiple: 3.86×
• Total profit: $50,134
• Equity at exit: $9,319

10-year hold

• IRR: 70.1%
• Equity multiple: 7.16×
• Total profit: $107,789
• Equity at exit: $5,404

Cash invested: $17,500 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$328
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $1,028

Break-even live

Break-even rent $479

Max offer price $62,500

Occupancy floor 37%

Sensitivity live

Price	-10% $1,064	-5% $1,046	+0% $1,028	+5% $1,011	+10% $993
Rent	-10% $888	-5% $958	+0% $1,028	+5% $1,099	+10% $1,169
Rate	-1.0pp $1,060	-0.5pp $1,044	base $1,028	+0.5pp $1,012	+1.0pp $996

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	15d	1	0.25mi
16901 SW 132nd Ter Unit 16915 B Tigard, OR	1.0	1.0	714	$1,695	$2.37	5d	1	0.26mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	44d	1	0.33mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$1,970	$2.03	2d	13	0.35mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	44d	1	0.35mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$1,812	$1.96	2d	9	0.35mi
17000 SW Pacific Hwy Portland, OR	1.0–2.0	1.0–2.0	684	$1,575	$2.30	44d	3	0.53mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$1,697	$1.47	2d	19	0.56mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	0.60mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	8d	4	0.60mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	0.65mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.70mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.72mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$1,724	$2.05	4d	11	0.81mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	0.93mi
11773 SW King George Dr King City, OR	1.0–2.0	1.0–2.0	826	$2,500	$3.03	11d	7	1.07mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	8d	9	1.12mi
11545 SW Beef Bend Rd Portland, OR	2.0	2.0	935	$1,514	$1.62	3d	1	1.28mi
11390 SW Naeve St Tigard, OR	1.0–2.0	1.0–2.0	893	$2,119	$2.37	4d	5	1.28mi
15199 SW Royalty Pkwy Portland, OR	1.0–3.0	1.0–2.0	884	$1,805	$2.04	2d	12	1.33mi
11430 SW Bull Mountain Rd Tigard, OR	2.0	2.0	986	$1,970	$2.00	4d	6	1.40mi
14799 SW 109th Ave Unit 5702 Tigard, OR	2.0	2.0	986	$1,745	$1.77	22d	1	1.48mi
14799 SW 109th Ave Unit 3102 Tigard, OR	2.0	2.0	986	$1,695	$1.72	8d	1	1.48mi
14799 SW 109th Ave Unit 2502 Tigard, OR	2.0	2.0	986	$1,645	$1.67	44d	1	1.48mi
14799 SW 109th Ave Unit 7504 Tigard, OR	2.0	2.0	986	$1,575	$1.60	24d	1	1.48mi
14844 SW 109th Ave Portland, OR	2.0	1.5	1024	$1,950	$1.90	44d	1	1.50mi

Listing history 21 events

1. 2026-06-19
   price $62,500 Active 28 DOM
2. 2026-06-18
   days on market $58,000 Active 28 DOM
3. 2026-06-17
   days on market $58,000 Active 27 DOM
4. 2026-06-16
   days on market $58,000 Active 26 DOM
5. 2026-06-15
   days on market $58,000 Active 25 DOM
6. 2026-06-13
   days on market $58,000 Active 23 DOM
7. 2026-06-09
   days on market $58,000 Active 19 DOM
8. 2026-06-08
   days on market $58,000 Active 18 DOM
9. 2026-06-07
   days on market $58,000 Active 17 DOM
10. 2026-06-05
    days on market $58,000 Active 14 DOM
11. 2026-06-03
    days on market $58,000 Active 13 DOM
12. 2026-06-02
    days on market $58,000 Active 12 DOM
13. 2026-06-01
    days on market $58,000 Active 11 DOM
14. 2026-05-31
    days on market $58,000 Active 10 DOM
15. 2026-05-21
    listed $86,000 Active
16. 2026-04-07
    soldstatus $10,000 Closed 838-char remark

    Show marketing remark (838 chars)

    Charming manufactured home located in a well-maintained park, offering 2 bedrooms and 1.5 baths. The home features wall-to-wall carpet throughout the bedrooms, living room, and dining area, creating a warm and comfortable living space. The dining room includes a ceiling fan and built-in features, perfect for everyday living or entertaining.The kitchen is functional and well equipped with a built-in dishwasher and microwave, dual sinks, and designated space for a washer and dryer. The spacious primary bedroom includes a walk-in closet and private bath.Step outside to a lovely backyard retreat with a beautifully maintained garden, raised planting beds, and two storage sheds—ideal for gardening enthusiasts and extra storage needs. A great opportunity for comfortable, low-maintenance living in a convenient community setting.

17. 2026-03-18
    status Pending 838-char remark

    Show marketing remark (838 chars)

    Charming manufactured home located in a well-maintained park, offering 2 bedrooms and 1.5 baths. The home features wall-to-wall carpet throughout the bedrooms, living room, and dining area, creating a warm and comfortable living space. The dining room includes a ceiling fan and built-in features, perfect for everyday living or entertaining.The kitchen is functional and well equipped with a built-in dishwasher and microwave, dual sinks, and designated space for a washer and dryer. The spacious primary bedroom includes a walk-in closet and private bath.Step outside to a lovely backyard retreat with a beautifully maintained garden, raised planting beds, and two storage sheds—ideal for gardening enthusiasts and extra storage needs. A great opportunity for comfortable, low-maintenance living in a convenient community setting.

18. 2026-03-08
    price $30,000 838-char remark

    Show marketing remark (838 chars)

    Charming manufactured home located in a well-maintained park, offering 2 bedrooms and 1.5 baths. The home features wall-to-wall carpet throughout the bedrooms, living room, and dining area, creating a warm and comfortable living space. The dining room includes a ceiling fan and built-in features, perfect for everyday living or entertaining.The kitchen is functional and well equipped with a built-in dishwasher and microwave, dual sinks, and designated space for a washer and dryer. The spacious primary bedroom includes a walk-in closet and private bath.Step outside to a lovely backyard retreat with a beautifully maintained garden, raised planting beds, and two storage sheds—ideal for gardening enthusiasts and extra storage needs. A great opportunity for comfortable, low-maintenance living in a convenient community setting.

19. 2026-02-17
    price $35,000 838-char remark

    Show marketing remark (838 chars)

    Charming manufactured home located in a well-maintained park, offering 2 bedrooms and 1.5 baths. The home features wall-to-wall carpet throughout the bedrooms, living room, and dining area, creating a warm and comfortable living space. The dining room includes a ceiling fan and built-in features, perfect for everyday living or entertaining.The kitchen is functional and well equipped with a built-in dishwasher and microwave, dual sinks, and designated space for a washer and dryer. The spacious primary bedroom includes a walk-in closet and private bath.Step outside to a lovely backyard retreat with a beautifully maintained garden, raised planting beds, and two storage sheds—ideal for gardening enthusiasts and extra storage needs. A great opportunity for comfortable, low-maintenance living in a convenient community setting.

20. 2026-01-29
    listed $40,000 Active 838-char remark

    Show marketing remark (838 chars)

    Charming manufactured home located in a well-maintained park, offering 2 bedrooms and 1.5 baths. The home features wall-to-wall carpet throughout the bedrooms, living room, and dining area, creating a warm and comfortable living space. The dining room includes a ceiling fan and built-in features, perfect for everyday living or entertaining.The kitchen is functional and well equipped with a built-in dishwasher and microwave, dual sinks, and designated space for a washer and dryer. The spacious primary bedroom includes a walk-in closet and private bath.Step outside to a lovely backyard retreat with a beautifully maintained garden, raised planting beds, and two storage sheds—ideal for gardening enthusiasts and extra storage needs. A great opportunity for comfortable, low-maintenance living in a convenient community setting.

21. 1991-11-18
    soldstatus $28,500

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $606 · $51/mo
• Expected delta: +$310/yr (+$26/mo · 104.8%)

ⓘ 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 4/10 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: $21,367
• − Mortgage interest: −$3,501
• − Property taxes: −$296
• − Insurance: −$312
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$1,818
• Taxable income: $12,021
• Est. tax owed @ 24.0%: −$2,885
• After-tax cash flow: $9,453/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

• 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

+201.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $86,000 RMLS
• 2026-04-07 Sold (MLS) $10,000 RMLS
• 2026-03-18 Pending — RMLS
• 2026-03-08 Price Changed $30,000 RMLS
• 2026-02-17 Price Changed $35,000 RMLS
• 2026-01-29 Listed $40,000 RMLS
• 1991-11-18 Sold (Public Records) $28,500 Public Records

Property tax history

+5.4%/yr

Latest (2016): $296 · +4833.3% YoY. Source: county tax records.