8300 NE Quatama St #133 · Hillsboro, OR 97006

$130,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 39 Days on market

Built 1994 $109/sqft · 11% above area Est $117k · 11% over ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovely well maintained home in desirable all age park is waiting for you. The Ensuite bath off the Primary Bedroom has a walk in shower and floor to ceiling linen closet. The Primary bedroom has additional floor to ceiling cabinet for extra storage. Both bedrooms have walk in closets. the roomy Kitchen has a wrap around peninsula with a breakfast bar. The spacious Dining area is open to the kitchen and the living room giving ample room for entertaining. This comfortable home is near the lite rail and shopping as well as a walking/bike trail. There is a playground and a large field area in the park. A Must see at this price and location.

Key facts

• Ensuite bath
• Walk in closets
• Walk in shower

Tags

• ENSUITE BATH
• WALK IN SHOWER
• FLOOR TO CEILING LINEN CLOSET
• FLOOR TO CEILING CABINET
• WALK IN CLOSETS
• WRAP AROUND PENINSULA

Property features AI

Finance

• Other: Land lease not indicated; Unit dimensions: 50 ft long by 24 ft wide
• Financial info: Monthly lot rent: $970
• HOA & community: Community commons area; Park name: Creekside Hillsboro; Park approval required; application available upon request; Pet policy: one pet up to 25 pounds

Exterior

• Parking: Covered carport
• Security: Sidewalk (listed under security features)
• Utilities: Public water; Public sewer; Electric service (fuel: electricity)
• Home design: Manufactured home in park (not attached); Single-story (main level living); Built in 1994; Approximately 1,188 square feet (main level area total)
• Construction: Composition roof; Block foundation
• Exterior features: Deck; Fenced yard; Front porch; Tool shed; Workshop; Cement siding; Private road access; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Range hood; Double sinks; Eat bar
• Bedrooms: Primary bedroom on main level with ensuite, vaulted ceiling, walk-in closet, and walk-in shower; Second bedroom on main level with vaulted ceiling and walk-in closet
• Flooring: Laminate flooring in bedrooms, kitchen, dining, living and other main areas
• Bathrooms: Two full bathrooms on the main level; One bathroom features a bathtub; one features a walk-in shower
• Heating & cooling: Forced air heating; Heat exchanger cooling; Electric hot water
• Interior features: Laminate flooring throughout main living areas; Vaulted ceilings; Ceiling fan(s) in living room; Double-pane windows with vinyl frames; Crawl space foundation; Accessibility features including parking and a walk-in shower
• Laundry & utility: Main-level laundry room with laminate flooring and washer/dryer hookups (washer/dryer present)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• Zoned schools: Orenco Elementary School (math 42% / reading 52%, grade D-, #132 of 412 statewide, top 34%, 476 students, 37% FRL); J W Poynter Middle School (math 42% / reading 62%, grade C+, #25 of 128 statewide, top 19%, 654 students, 62% FRL); Liberty High School (math 50% / reading 70%, grade C+, #23 of 143 statewide, top 19%, 1,454 students, 46% FRL).
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Hillsboro SD 1J average implies; a family-tenant draw the district grade alone would hide.
• 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 15d 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 $899 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.57% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.59%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (median comp): $117,031
• List price: $130,000
• Delta: 11.08%
• Verdict: OVERPRICED
• Comps: 11 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 #76	0.14mi	2/2.0	1,114 (-6%)	1mo	$107,000	$96	82
8300 NE Quatama St #102	0.00mi	3/2.0 (+1)	1,236 (+4%)	10mo	$140,000	$113	80
8300 NE Quatama St #152	0.00mi	3/2.0 (+1)	1,188 (0%)	19mo	$203,000	$171	79
8300 NE Quatama St #48	0.15mi	3/2.0 (+1)	1,232 (+4%)	14mo	$169,000	$137	70
8300 NE Quatama St #171	0.00mi	3/2.0 (+1)	1,296 (+9%)	14mo	$185,500	$143	68
560 SW Sutherland Way	0.38mi	3/2.0 (+1)	1,188 (0%)	19mo	$375,000	$316	61
100 SW 195th Ave #71	0.53mi	2/2.0	1,248 (+5%)	8mo	$126,000	$101	60
8300 NE Quatama St #91	0.14mi	3/2.0 (+1)	1,296 (+9%)	18mo	$125,000	$96	58
100 SW 195th Ave #199	0.53mi	2/2.0	1,248 (+5%)	11mo	$107,000	$86	58
100 SW 195th Ave #45	0.53mi	2/2.0	1,248 (+5%)	14mo	$148,000	$119	55
100 SW 195th Ave #104	0.41mi	3/2.0 (+1)	1,296 (+9%)	12mo	$130,000	$100	50
100 SW 195th Ave #3	0.53mi	3/2.0 (+1)	1,296 (+9%)	16mo	$157,000	$121	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: 17.2%
• Equity multiple: 1.67×
• Total profit: $24,298
• Equity at exit: $19,383

10-year hold

• IRR: 23.5%
• Equity multiple: 2.76×
• Total profit: $64,075
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$682
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $807

Break-even live

Break-even rent $1,021

Max offer price $130,000

Occupancy floor 56%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8515 NE Quatama St Hillsboro, OR	2.0	2.0	862	$1,725	$2.00	7d	1	0.22mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	20d	1	0.23mi
331 NE 79th Ave Unit 337/204 Hillsboro, OR	2.0	2.0	1056	$1,799	$1.70	3d	1	0.26mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	43d	1	0.27mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	4d	1	0.27mi
399 NE 79th Ave Beaverton, OR	2.0	2.0	1000	$1,799	$1.80	7d	1	0.28mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	14d	1	0.28mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	24d	1	0.28mi
421 NE 80th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	842	$1,899	$2.25	1d	19	0.28mi
657 NE Garswood Ln Beaverton, OR	2.0	1.0	772	$1,595	$2.07	14d	1	0.33mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	21d	1	0.33mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	43d	1	0.34mi
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$1,835	$1.98	3d	17	0.34mi
640 NE Garswood Ln Beaverton, OR	2.0	1.0	710	$1,595	$2.25	43d	1	0.35mi
8650 NE Trailwalk Dr Hillsboro, OR	1.0–3.0	1.0–2.0	963	$1,772	$1.84	1d	29	0.35mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	16d	1	0.40mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	43d	1	0.40mi
690 NE Adwick Dr Beaverton, OR	2.0	1.0	772	$1,400	$1.81	3d	1	0.40mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	3d	1	0.41mi
7414 NE Shaleen St Hillsboro, OR	3.0	2.5	1419	$2,400	$1.69	10d	1	0.45mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	43d	1	0.49mi
1001 NW Briarcreek Way Hillsboro, OR	1.0–2.0	1.0–2.0	712	$1,682	$2.36	2d	15	0.49mi
762 SW 206th Pl Beaverton, OR	2.0	1.5	1018	$1,690	$1.66	43d	1	0.53mi
8646 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1200	$2,145	$1.79	43d	1	0.53mi
8641 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1156	$1,945	$1.68	43d	1	0.55mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,065	$2.02	2d	19	0.56mi
1090 NE 91st Ave Hillsboro, OR	1.0–2.0	1.0–2.0	823	$2,270	$2.76	3d	16	0.60mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	43d	1	0.61mi
650 201st Ave Aloha, OR	2.0	2.0	985	$1,688	$1.71	3d	5	0.63mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$1,948	$2.17	1d	19	0.64mi
20849 SW Longacre St Beaverton, OR	3.0	2.0	1160	$2,399	$2.07	43d	1	0.69mi
720 SE Oak Glen Way Hillsboro, OR	1.0–3.0	1.0–2.0	855	$1,770	$2.07	4d	7	0.71mi
7261 NE Stoneybrook St Hillsboro, OR	2.0	2.5	1213	$2,200	$1.81	24d	1	0.75mi
20018 SW Monson St Beaverton, OR	3.0	2.5	1484	$2,395	$1.61	43d	1	0.79mi
1250 NE Compton Dr Hillsboro, OR	2.0	2.0	996	$2,379	$2.39	11d	1	0.79mi
7399 NE Stonewater St Hillsboro, OR	2.0	2.0	1118	$2,245	$2.01	24d	1	0.80mi
1390 NE Compton Dr Hillsboro, OR	1.0–2.0	1.0–2.0	862	$3,060	$3.55	1d	344	0.81mi
9950 NE Gibbs Dr Hillsboro, OR	4.0	1.0–2.0	1299	$2,783	$2.14	3d	62	0.85mi
9250 NE Rockspring St Hillsboro, OR	3.0	1.0–2.0	966	$2,314	$2.40	1d	22	0.86mi
7146 NE Cherry Dr Hillsboro, OR	2.0	2.5	1185	$2,250	$1.90	24d	1	0.90mi

Listing history 15 events

1. 2026-06-18
   days on market $130,000 Active 39 DOM
2. 2026-06-17
   days on market $130,000 Active 38 DOM
3. 2026-06-16
   days on market $130,000 Active 37 DOM
4. 2026-06-15
   days on market $130,000 Active 36 DOM
5. 2026-06-13
   days on market $130,000 Active 34 DOM
6. 2026-06-09
   days on market $130,000 Active 30 DOM
7. 2026-06-08
   days on market $130,000 Active 29 DOM
8. 2026-06-07
   days on market $130,000 Active 28 DOM
9. 2026-06-05
   days on market $130,000 Active 25 DOM
10. 2026-06-03
    days on market $130,000 Active 24 DOM
11. 2026-06-02
    days on market $130,000 Active 23 DOM
12. 2026-06-01
    days on market $130,000 Active 22 DOM
13. 2026-05-31
    days on market $130,000 Active 21 DOM
14. 2026-05-12
    price $135,000 650-char remark
15. 2026-05-02
    listed $145,000 Active 650-char remark

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$408/yr (+$34/mo · 47.8%)

ⓘ 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: $24,510
• − Mortgage interest: −$7,282
• − Property taxes: −$853
• − Insurance: −$650
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$3,782
• Taxable income: $8,022
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $7,754/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

-10.3% since first listed

5 events — show timeline

• 2026-05-28 Relisted — RMLS
• 2026-05-28 Price Changed $130,000 RMLS
• 2026-05-20 Pending — RMLS
• 2026-05-12 Price Changed $135,000 RMLS
• 2026-05-02 Listed $145,000 RMLS

Property tax history

+4.4%/yr

Latest (2025): $853 · +1.7% YoY. Source: county tax records.