8300 NE Quatama St #84 · Hillsboro, OR 97006

$179,850

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 286 Days on market

Built 1991 $119/sqft · 56% above area

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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 +8.0/10.0
• 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

Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

Key facts

• Raised beds
• Backs to open space
• Heat pump

Tags

• DOUBLE PANE WINDOWS
• CORNER ELECTRIC FIREPLACE
• HEAT PUMP
• BACKYARD FENCED
• RAISED BEDS
• BACKS TO OPEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (-1.6%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $180k implies a 306% gain — meaningful room to come down on a strong offer.

Recommended offer $158,268 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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: 1.30% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $115,973
• List price: $179,850
• Delta: 55.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8300 NE Quatama St #210	0.13mi	3/2.0	1,512 (0%)	6mo	$180,000	$119	88
8300 NE Quatama St #90	0.00mi	3/2.0	1,620 (+7%)	12mo	$60,000	$37	78
100 SW 195th Ave #90	0.67mi	3/2.0	1,488 (-2%)	1mo	$46,000	$31	66
8300 NE Quatama St #14	0.00mi	3/2.0	1,728 (+14%)	14mo	$212,000	$123	65
100 SW 195th Ave #157	0.55mi	2/2.0 (-1)	1,536 (+2%)	6mo	$102,000	$66	62
100 SW 195th Ave #4	0.55mi	2/2.0 (-1)	1,440 (-5%)	0mo	$139,000	$97	61
100 SW 195th Ave #63	0.67mi	3/2.0	1,512 (0%)	10mo	$120,000	$79	61
100 SW 195th Ave #31	0.67mi	2/2.0 (-1)	1,536 (+2%)	2mo	$79,900	$52	60
100 SW 195th Ave #9	0.55mi	3/2.0	1,440 (-5%)	10mo	$145,000	$101	58
8300 NE Quatama St #171	0.14mi	3/2.0	1,296 (-14%)	14mo	$185,500	$143	58
100 SW 195th Ave #192	0.67mi	2/2.0 (-1)	1,536 (+2%)	13mo	$89,000	$58	51
100 SW 195th Ave #104	0.55mi	3/2.0	1,296 (-14%)	12mo	$130,000	$100	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: 5.0%
• Equity multiple: 1.19×
• Total profit: $9,443
• Equity at exit: $26,816

10-year hold

• IRR: 11.7%
• Equity multiple: 1.80×
• Total profit: $40,181
• Equity at exit: $15,550

Cash invested: $50,358 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$943
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $714

Break-even live

Break-even rent $1,432

Max offer price $179,850

Occupancy floor 64%

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: $44,962
• Closing costs: $5,396
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 NE 79th Ave Unit 337/204 Hillsboro, OR	2.0	2.0	1056	$1,799	$1.70	2d	1	0.15mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	19d	1	0.19mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	43d	1	0.20mi
177 NW 208th Ave Beaverton, OR	4.0	2.5	1824	$2,700	$1.48	23d	1	0.21mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	43d	1	0.24mi
8712 NE Delamere Way Beaverton, OR	3.0	2.5	1556	$2,400	$1.54	10d	1	0.32mi
7894 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,495	$1.45	23d	1	0.32mi
8041 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,300	$1.34	23d	1	0.32mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	43d	1	0.32mi
123 NE 75th Ave Hillsboro, OR	3.0	3.0	1781	$2,295	$1.29	23d	1	0.34mi
8113 NE Rockne Way Beaverton, OR	3.0	2.5	1719	$2,550	$1.48	43d	1	0.34mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	43d	1	0.35mi
8650 NE Trailwalk Dr Hillsboro, OR	1.0–3.0	1.0–2.0	963	$2,090	$2.17	1d	29	0.36mi
303 NE Natalie St Hillsboro, OR	3.0	2.5	1632	$2,400	$1.47	43d	1	0.37mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	23d	1	0.37mi
279 NE Natalie St Hillsboro, OR	3.0	3.0	1632	$2,490	$1.53	23d	1	0.37mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	21d	1	0.39mi
610 NE Garswood Ln Beaverton, OR	3.0	2.5	1528	$2,349	$1.54	43d	1	0.39mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	0.39mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	0.39mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	14d	1	0.40mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	43d	1	0.42mi
7414 NE Shaleen St Hillsboro, OR	3.0	2.5	1419	$2,400	$1.69	10d	1	0.42mi
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$2,195	$2.37	3d	17	0.44mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	16d	1	0.51mi
8646 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1200	$2,145	$1.79	43d	1	0.51mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	2d	1	0.51mi
8641 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1156	$1,945	$1.68	43d	1	0.53mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,581	$2.53	2d	19	0.56mi
20959 SW Edgemont St Beaverton, OR	3.0	2.5	2020	$2,825	$1.40	23d	1	0.59mi
456 SW 203rd Ter Beaverton, OR	4.0	2.5	1727	$2,925	$1.69	43d	1	0.62mi
7261 NE Stoneybrook St Hillsboro, OR	2.0	2.5	1213	$2,200	$1.81	23d	1	0.63mi
770 NE 72nd Ave Hillsboro, OR	3.0	2.5	1647	$2,350	$1.43	20d	1	0.68mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	16d	1	0.69mi
410 SW Basilone Ter Beaverton, OR	4.0	2.5	1642	$2,675	$1.63	19d	1	0.69mi
7399 NE Stonewater St Hillsboro, OR	2.0	2.0	1118	$2,245	$2.01	23d	1	0.69mi
720 SE Oak Glen Way Hillsboro, OR	1.0–3.0	1.0–2.0	855	$2,045	$2.39	4d	7	0.71mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	43d	1	0.73mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$2,300	$2.56	1d	19	0.76mi
20849 SW Longacre St Beaverton, OR	3.0	2.0	1160	$2,399	$2.07	43d	1	0.78mi

Listing history 8 events

1. 2026-05-20
   status Pending 469-char remark

   Show marketing remark (469 chars)

   Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

2. 2026-04-14
   price $179,850 469-char remark

   Show marketing remark (469 chars)

   Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

3. 2026-01-09
   price $179,900 469-char remark

   Show marketing remark (469 chars)

   Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

4. 2025-11-06
   price $189,500 469-char remark

   Show marketing remark (469 chars)

   Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

5. 2025-11-04
   status Active 469-char remark

   Show marketing remark (469 chars)

   Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

6. 2025-10-29
   status Pending 469-char remark

   Show marketing remark (469 chars)

   Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

7. 2025-08-01
   listed $195,000 Active 469-char remark

   Show marketing remark (469 chars)

   Easy flow floor plan, . Well cared for home. Windows are double pane with blinds. Kitchen includes SS free standing refrigerator(2 years old) Washer and dryer 4 years old. Dining room includes corner electric fireplace. Includes heat pump. Backyard is fenced, with raised beds and backs to open space. Includes 6x8 Catio w/9'door.2 large storage sheds behind carport. 2 parking spaces. Access ramp. Lot is 50x100. tool shed includes mower, wheelbarrow and garden tools.

8. 1991-06-28
   soldstatus $44,320

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$390/yr (+$33/mo · 28.8%)

ⓘ 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 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: $28,022
• − Mortgage interest: −$10,074
• − Property taxes: −$1,354
• − Insurance: −$899
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$5,232
• Taxable income: $5,978
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $7,131/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

• County: Washington County · 583,254 people
• City population: 102,767
• 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

+305.8% since first listed

8 events — show timeline

• 2026-05-20 Pending — RMLS
• 2026-04-14 Price Changed $179,850 RMLS
• 2026-01-09 Price Changed $179,900 RMLS
• 2025-11-06 Price Changed $189,500 RMLS
• 2025-11-04 Relisted — RMLS
• 2025-10-29 Pending — RMLS
• 2025-08-01 Listed $195,000 RMLS
• 1991-06-28 Sold (Public Records) $44,320 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,354 · +1.7% YoY. Source: county tax records.