17776 NW Lakeway Ct · Beaverton, OR 97006

$180,000

2 bd · 2.0 ba · 1,026 sqft · Condo public records · 48 Days on market

Built 1976 $175/sqft · 36% below area Est $281k · 36% under $714/mo HOA · 35% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Schools +6.3/10.0
• 1% rule +6.2/10.0
• Cash flow +5.6/30.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 2 Bed/l.1 Bath Condo, 3 slider to upper sun porch and back deck with fenced English garden, wood fireplace, courtyard entrance, Pergo floor, all appliances including, 54 acres of common area.

Key facts

• $714 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Condo complex has about 340 units and two levels; Assigned deeded parking and assigned tandem parking not indicated; Storage available (in garage), not deeded
• Financial info: Buyer should verify condo rent policy and other HOA details; Public remarks note history of deferred maintenance, assessments, and potential lawsuits against the HOA; buyer advised to verify
• HOA & community: HOA fee paid monthly; HOA covers exterior maintenance, grounds maintenance, management, insurance, water, sewer, trash; Community amenities include pool, spa/hot tub, tennis courts, weight room, meeting/party rooms, commons area; Washer/dryer included in unit; Deck available (15 x 5)

Exterior

• Parking: Attached 1-car garage; One total parking space listed; On-street parking available; RV access/parking
• Security:
• Utilities: Public water; Public sewer; Electric service and fuel; Internet service available (other)
• Home design: Residential condominium, townhouse floor plan; Two-story; Seasonal trees/woods view
• Construction: Built in 1976; T-111 and wood siding; Composition roof; Concrete perimeter foundation
• Exterior features: Fenced yard; Patio; Porch; Commons area; Private road access; Paved road

Interior

• Kitchen: Galley kitchen; Pantry; Free-standing range; Range hood; Free-standing refrigerator; Dishwasher
• Bedrooms: Primary bedroom on upper level with closet and wall-to-wall carpet, patio access via sliding doors; Second bedroom on upper level with closet and wall-to-wall carpet
• Flooring: Laminate flooring in living/dining area; Vinyl flooring in kitchen and other areas; Wall-to-wall carpet in bedrooms and some living areas
• Bathrooms: One full bathroom on upper level; One partial bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: High ceilings; Garage door opener; Soaking tub; Washer and dryer included; Laundry area; Double pane windows with aluminum frames; Crawl space basement; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer included in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-375 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (36.8% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $114k (36.8% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.3% in Beaverton — 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 88/100 on livability (#10 in OR, #251 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D, cost of living F.
• Beaverton SD 48J (urban): math 68% / reading 76% proficiency, ranked #3 of 58 in OR (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mckinley Elementary School (math 75% / reading 75%, grade A, #17 of 412 statewide, top 5%, 650 students, 67% FRL); Five Oaks Middle School (math 44% / reading 74%, grade B, #17 of 128 statewide, top 14%, 781 students, 49% FRL); Westview High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 2,442 students, 29% FRL) — zoned schools average 48% FRL vs 31% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $180k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $113,837 (36.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 3.80%
• Cash-on-cash: -8.92%
• DSCR: 0.60
• GRM: 7.4

CMA / ARV

• ARV (median comp): $280,798
• List price: $180,000
• Delta: -35.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -37.9%
• Equity multiple: -0.16×
• Total profit: $-58,454
• Equity at exit: $26,839

10-year hold

• IRR: -99.3%
• Equity multiple: -1.03×
• Total profit: $-102,518
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$944
• Tax from tax record: −$234 /mo · $2,808/yr
• Insurance: −$75
• HOA: −$714
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-375

Break-even live

Break-even rent $2,490

Max offer price $113,837

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-324	+0% $-375	+5% $-425	+10% $-476
Rent	-10% $-534	-5% $-454	+0% $-375	+5% $-295	+10% $-215
Rate	-1.0pp $-284	-0.5pp $-329	base $-375	+0.5pp $-421	+1.0pp $-469

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 NW 173rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	768	$2,068	$2.69	0d	13	0.28mi
18200 NW Cornell Rd Beaverton, OR	1.0–2.0	1.0–2.0	929	$2,104	$2.26	4d	18	0.29mi
1285 NW 183rd Ave Beaverton, OR	2.0	2.0	888	$1,670	$1.88	3d	1	0.30mi
1285 NW 183rd Ave Unit 39 Beaverton, OR	2.0	2.0	893	$1,695	$1.90	19d	1	0.30mi
17520 NW Cornell Rd Beaverton, OR	3.0	1.0–2.0	840	$2,935	$3.49	0d	14	0.31mi
1255 NW 183rd Ave Unit 23 Beaverton, OR	2.0	2.0	883	$1,645	$1.86	21d	1	0.32mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$2,109	$2.20	0d	3	0.47mi
17999 NW Evergreen Pkwy Beaverton, OR	1.0–2.0	1.0–2.5	970	$2,242	$2.31	0d	5	0.47mi
770 NW 185th Ave #305 Beaverton, OR	2.0	1.0	864	$1,650	$1.91	45d	1	0.53mi
17222 NW Widgi Creek Ct Beaverton, OR	3.0	2.5	1460	$2,660	$1.82	9d	1	0.54mi
1305 NE 105th Way Hillsboro, OR	1.0–3.0	1.0–2.0	997	$2,002	$2.01	0d	14	0.54mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	45d	1	0.54mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	25d	1	0.54mi
10457 NE Park Ridge Way Beaverton, OR	2.0	2.5	1500	$2,595	$1.73	46d	1	0.59mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	25d	1	0.60mi
2322 NW 168th Pl Beaverton, OR	3.0	2.5	1456	$2,395	$1.64	25d	1	0.63mi
2414 NW 168th Pl Beaverton, OR	3.0	2.5	1456	$2,350	$1.61	45d	1	0.65mi
2053 NE 106th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	959	$2,293	$2.39	0d	28	0.66mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	14d	1	0.68mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	25d	1	0.71mi
1877 NE 102nd Ave Beaverton, OR	3.0	2.5	1459	$2,495	$1.71	18d	1	0.75mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	25d	1	0.78mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$1,925	$2.11	0d	15	0.79mi
18380 NW Heritage Pkwy Beaverton, OR	1.0–2.0	1.0	798	$2,124	$2.66	0d	6	0.80mi
18205 NW Bronson Rd Portland, OR	1.0–2.0	1.0	818	$1,795	$2.19	4d	9	0.81mi
9965 NE Walker Rd Hillsboro, OR	1.0–3.0	1.0–1.5	795	$1,666	$2.09	0d	4	0.82mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	25d	1	0.82mi
1819 NE 101st Ave Hillsboro, OR	2.0	2.0	1163	$2,000	$1.72	45d	1	0.83mi
10300 NE Evergreen Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	971	$1,948	$2.01	0d	32	0.84mi
2120 NE Thorncroft Dr Hillsboro, OR	1.0–3.0	1.0–2.0	1154	$2,100	$1.82	0d	12	0.85mi
17170-17220 SW Heritage Pkwy Beaverton, OR	2.0	1.0	850	$1,424	$1.68	0d	3	0.94mi
9950 NE Gibbs Dr Hillsboro, OR	4.0	1.0–2.0	1299	$2,783	$2.14	0d	61	1.00mi
15888 NW Lyndel Ln Beaverton, OR	3.0	2.0	1300	$2,495	$1.92	9d	1	1.03mi
18700 NW Rock Creek Cir Portland, OR	3.0	1.0–2.0	780	$1,688	$2.16	0d	16	1.03mi
2615 NW 194th Ter Hillsboro, OR	1.0–4.0	1.0–2.0	1261	$2,107	$1.67	0d	32	1.06mi
600 NW Island Ter Beaverton, OR	1.0–2.0	1.0–2.0	828	$2,328	$2.81	0d	14	1.09mi
1250 NE Compton Dr Hillsboro, OR	2.0	2.0	996	$2,379	$2.39	13d	1	1.09mi
1390 NE Compton Dr Hillsboro, OR	1.0–2.0	1.0–2.0	862	$3,060	$3.55	0d	339	1.09mi
18830 NW Shadow Ln Portland, OR	2.0	1.0	900	$1,595	$1.77	23d	1	1.13mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	837	$1,850	$2.21	0d	15	1.13mi

HOA detail condo

• Monthly dues: $714 · $8,568/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   status $180,000 Pending 48 DOM
2. 2026-06-17
   days on market $180,000 Active 48 DOM
3. 2026-06-16
   days on market $180,000 Active 47 DOM
4. 2026-06-15
   days on market $180,000 Active 46 DOM
5. 2026-06-13
   days on market $180,000 Active 44 DOM
6. 2026-06-09
   days on market $180,000 Active 40 DOM
7. 2026-06-08
   days on market $180,000 Active 39 DOM
8. 2026-06-07
   days on market $180,000 Active 38 DOM
9. 2026-06-05
   days on market $180,000 Active 35 DOM
10. 2026-06-03
    days on market $180,000 Active 34 DOM
11. 2026-06-02
    days on market $180,000 Active 33 DOM
12. 2026-06-01
    days on market $180,000 Active 32 DOM
13. 2026-05-31
    days on market $180,000 Active 31 DOM
14. 2026-04-30
    listed $180,000 Active 2027-char remark
15. 2009-08-31
    soldstatus $120,000 201-char remark

    Show marketing remark (201 chars)

    Wonderful 2 Bed/l.1 Bath Condo, 3 slider to upper sun porch and back deck with fenced English garden, wood fireplace, courtyard entrance, Pergo floor, all appliances including, 54 acres of common area.

16. 2009-08-31
    soldstatus $120,000

    Show marketing remark (201 chars)

    Wonderful 2 Bed/l.1 Bath Condo, 3 slider to upper sun porch and back deck with fenced English garden, wood fireplace, courtyard entrance, Pergo floor, all appliances including, 54 acres of common area.

17. 2009-07-22
    historical 201-char remark

    Show marketing remark (201 chars)

    Wonderful 2 Bed/l.1 Bath Condo, 3 slider to upper sun porch and back deck with fenced English garden, wood fireplace, courtyard entrance, Pergo floor, all appliances including, 54 acres of common area.

18. 2009-05-04
    listed $129,900 201-char remark

    Show marketing remark (201 chars)

    Wonderful 2 Bed/l.1 Bath Condo, 3 slider to upper sun porch and back deck with fenced English garden, wood fireplace, courtyard entrance, Pergo floor, all appliances including, 54 acres of common area.

19. 2002-07-26
    soldstatus $98,000

    Show marketing remark (191 chars)

    TANASBROOK! CLOSE TO SHOPPING,FOOD & FUN!1026SF,2BD/1.1BA,NEW PERGO PAINT&KITCHEN COUNTERTOPS.FIREPLACE,LARGE PRIVATE COURTYARD,WASHER/DRYER INCLUDED.ZERO DOWN AVAILABLE ON THIS UNIT!

20. 2002-07-26
    soldstatus $98,000

    Show marketing remark (191 chars)

    TANASBROOK! CLOSE TO SHOPPING,FOOD & FUN!1026SF,2BD/1.1BA,NEW PERGO PAINT&KITCHEN COUNTERTOPS.FIREPLACE,LARGE PRIVATE COURTYARD,WASHER/DRYER INCLUDED.ZERO DOWN AVAILABLE ON THIS UNIT!

21. 2002-03-14
    listed $102,000

    Show marketing remark (191 chars)

    TANASBROOK! CLOSE TO SHOPPING,FOOD & FUN!1026SF,2BD/1.1BA,NEW PERGO PAINT&KITCHEN COUNTERTOPS.FIREPLACE,LARGE PRIVATE COURTYARD,WASHER/DRYER INCLUDED.ZERO DOWN AVAILABLE ON THIS UNIT!

22. 2001-10-30
    soldstatus $80,000
23. 2001-10-30
    soldstatus $70,000
24. 1985-08-01
    soldstatus $48,025

ⓘ 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: $2,808 · $234/mo
• Projected year-2 tax: $2,808 · $234/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 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: $24,189
• − Mortgage interest: −$10,083
• − Property taxes: −$2,808
• − Insurance: −$900
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$8,568
• − Depreciation: −$5,236
• Taxable loss: −$7,277
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $-2,748/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: Beaverton SD 48J
• NCES district ID: 4101920
• Math proficiency: 68% ▲ 14.00%
• Reading proficiency: 76% ▲ 11.00%
• Median HH income: $67,966
• Composite: 62.72/100
• National rank: #672
• State rank: #3 of 58 in OR

Livability — Beaverton

• Score: 88/100
• State rank: #10
• US rank: #251

Category grades

Amenities A+ Commute A+ Cost of living F Crime D Employment A+ 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
• City population: 204,753
• 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

+274.8% since first listed

12 events — show timeline

• 2026-06-18 Pending — RMLS
• 2026-04-30 Listed $180,000 RMLS
• 2009-08-31 Sold (Public Records) $120,000 Public Records
• 2009-08-31 Sold (MLS) $120,000 RMLS
• 2009-07-22 Delisted — RMLS
• 2009-05-04 Listed $129,900 RMLS
• 2002-07-26 Sold (Public Records) $98,000 Public Records
• 2002-07-26 Sold (MLS) $98,000 RMLS
• 2002-03-14 Listed $102,000 RMLS
• 2001-10-30 Sold (Public Records) $70,000 Public Records
• 2001-10-30 Sold (Public Records) $80,000 Public Records
• 1985-08-01 Sold (Public Records) $48,025 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,808 · +4.2% YoY. Source: county tax records.