540 SW Liberty Bell Dr · Beaverton, OR 97006

$145,000

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 129 Days on market

Manufactured home Built 2019 $155/sqft · 30% above area Est $119k · 21% over

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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).

• Cash flow +16.7/30.0
• Schools +6.3/10.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!! Like new manufactured home located at Heritage Village Mobile home park. Built in 2019, this home offers 1,008sqft, 2 bedrooms, 2 bathrooms, open concept kitchen/living area, breakfast bar, laundry area, spacious guest bedroom, full bath, large primary with walk in closet and full bath, front deck, heat pump and more. Home is conveniently located close to schools, shopping, and food. Space rent is $1,255/month. Includes fitness room, kids park, pool and community room.

Key facts

• Open concept kitchen
• Front deck
• Laundry area

Tags

• OPEN CONCEPT KITCHEN
• BREAKFAST BAR
• LAUNDRY AREA
• WALK IN CLOSET
• FRONT DECK
• HEAT PUMP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (4.7% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Elmonica Elementary School (math 64% / reading 84%, grade A, #23 of 412 statewide, top 7%, 413 students, 41% 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).
• Market conditions: Rents soft (-1.6%/yr); 244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• This rent is only 16% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $119,410
• List price: $145,000
• Delta: 21.43%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 SW Plymouth Way	0.08mi	2/1.0	960 (+2%)	13mo	$100,000	$104	78
17717 SW Cumberland Way	0.19mi	2/1.0	896 (-4%)	10mo	$80,000	$89	71

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-21,844
• Equity at exit: $21,620

10-year hold

• IRR: -13.3%
• Equity multiple: 0.33×
• Total profit: $-27,267
• Equity at exit: $12,537

Cash invested: $40,600 (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: 244
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $89

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $139	+0% $89	+5% $39	+10% $-11
Rent	-10% $-20	-5% $35	+0% $89	+5% $144	+10% $198
Rate	-1.0pp $162	-0.5pp $126	base $89	+0.5pp $52	+1.0pp $13

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17170-17220 SW Heritage Pkwy Beaverton, OR	2.0	1.0	850	$1,424	$1.68	0d	3	0.18mi
18380 NW Heritage Pkwy Beaverton, OR	1.0–2.0	1.0	798	$2,124	$2.66	0d	6	0.25mi
875 SW 185th Ave Unit 07 Beaverton, OR	3.0	1.0	872	$1,858	$2.13	17d	1	0.33mi
10667 NE Heritage Pkwy Hillsboro, OR	1.0–3.0	1.0–2.0	914	$1,925	$2.11	0d	15	0.33mi
903 SW 185th Ave Hillsboro, OR	2.0	2.0	985	$1,622	$1.65	10d	6	0.35mi
10834 NE Holly St Hillsboro, OR	2.0	2.0	966	$1,995	$2.07	15d	1	0.45mi
10664 NE Holly St Hillsboro, OR	2.0	2.0	960	$2,000	$2.08	26d	1	0.45mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	26d	1	0.46mi
730 NW 185th Ave Unit 730 Beaverton, OR	2.0	1.0	864	$1,550	$1.79	26d	1	0.49mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	26d	1	0.56mi
760 NW 185th Ave #207 Beaverton, OR	2.0	2.0	1007	$1,850	$1.84	46d	1	0.56mi
18300 NW Walker Rd Beaverton, OR	2.0	2.0	958	$2,109	$2.20	0d	3	0.56mi
770 NW 185th Ave #305 Beaverton, OR	2.0	1.0	864	$1,650	$1.91	46d	1	0.58mi
1145 SW 170th Ave Beaverton, OR	3.0	1.0–2.0	835	$2,815	$3.37	0d	223	0.64mi
17030 SW Baseline Rd Beaverton, OR	2.0	1.0	680	$1,671	$2.46	15d	1	0.65mi
1345 SW 172nd Ter Beaverton, OR	1.0–3.0	1.0–2.0	970	$2,066	$2.13	0d	22	0.66mi
1563 SW 172nd Ter Beaverton, OR	3.0	1.0–1.5	730	$1,970	$2.70	4d	26	0.75mi
1120 SW 170th Ave #101 Beaverton, OR	1.0	1.0	722	$1,495	$2.07	0d	1	0.75mi
1235 NW 183rd Ave Unit 11 Beaverton, OR	1.0	1.0	626	$1,345	$2.15	15d	1	0.80mi
1285 NW 183rd Ave Beaverton, OR	2.0	2.0	888	$1,670	$1.88	4d	1	0.83mi
1285 NW 183rd Ave Unit 39 Beaverton, OR	2.0	2.0	893	$1,695	$1.90	20d	1	0.83mi
1255 NW 183rd Ave Unit 23 Beaverton, OR	2.0	2.0	883	$1,645	$1.86	22d	1	0.83mi
1255 NW 183rd Ave Unit 22 Beaverton, OR	1.0	1.0	626	$1,395	$2.23	26d	1	0.83mi
17205 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.5	800	$1,595	$1.99	46d	1	0.89mi
17324 SW Merlo Rd Unit 3 Beaverton, OR	2.0	1.0	805	$1,795	$2.23	20d	1	0.91mi
17300 SW Merlo Rd Apt 3 Beaverton, OR	2.0	1.0	1000	$1,450	$1.45	5d	1	0.91mi
16250 SW Jenkins Rd Beaverton, OR	1.0–3.0	1.0–2.0	1007	$1,545	$1.53	46d	1	0.92mi
1305 NE 105th Way Hillsboro, OR	1.0–3.0	1.0–2.0	997	$2,002	$2.01	0d	14	0.95mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$1,948	$2.17	4d	19	0.95mi
915 SW 163rd Ave Beaverton, OR	1.0–2.0	1.0–2.0	786	$1,810	$2.30	46d	12	0.96mi
650 201st Ave Aloha, OR	2.0	2.0	985	$1,688	$1.71	1d	4	0.96mi
16201 NW Schendel Ave Beaverton, OR	1.0–2.0	1.0–2.0	837	$1,850	$2.21	0d	15	1.00mi
915 SW 163rd Ave Unit 823 Beaverton, OR	2.0	1.0	824	$1,645	$2.00	6d	1	1.01mi
915 SW 163rd Ave Unit 527 Beaverton, OR	2.0	2.0	913	$1,625	$1.78	10d	1	1.01mi
915 SW 163rd Ave Unit 718 Beaverton, OR	2.0	2.0	913	$1,675	$1.83	10d	1	1.01mi
915 SW 163rd Ave Unit 516 Beaverton, OR	1.0	1.0	660	$1,325	$2.01	10d	1	1.01mi
915 SW 163rd Ave Unit 716 Beaverton, OR	1.0	1.0	660	$1,375	$2.08	10d	1	1.01mi
915 SW 163rd Ave Unit 132 Beaverton, OR	2.0	2.0	913	$1,635	$1.79	26d	1	1.01mi
915 SW 163rd Ave Unit 2314 Beaverton, OR	2.0	2.0	913	$1,725	$1.89	4d	1	1.01mi
18640 SW Bryant St Beaverton, OR	2.0–3.0	1.0–2.5	1250	$1,995	$1.60	26d	1	1.10mi

Listing history 16 events

1. 2026-06-22
   days on market $145,000 Active 129 DOM
2. 2026-06-21
   days on market $145,000 Active 128 DOM
3. 2026-06-18
   days on market $145,000 Active 125 DOM
4. 2026-06-17
   days on market $145,000 Active 124 DOM
5. 2026-06-16
   days on market $145,000 Active 123 DOM
6. 2026-06-15
   days on market $145,000 Active 122 DOM
7. 2026-06-13
   days on market $145,000 Active 120 DOM
8. 2026-06-09
   days on market $145,000 Active 116 DOM
9. 2026-06-08
   days on market $145,000 Active 115 DOM
10. 2026-06-07
    days on market $145,000 Active 114 DOM
11. 2026-06-05
    days on market $145,000 Active 111 DOM
12. 2026-06-03
    days on market $145,000 Active 110 DOM
13. 2026-06-02
    days on market $145,000 Active 109 DOM
14. 2026-06-01
    days on market $145,000 Active 108 DOM
15. 2026-05-31
    days on market $145,000 Active 107 DOM
16. 2024-08-08
    listed $145,000 Active 493-char remark

    Show marketing remark (493 chars)

    MOTIVATED SELLER!! Like new manufactured home located at Heritage Village Mobile home park. Built in 2019, this home offers 1,008sqft, 2 bedrooms, 2 bathrooms, open concept kitchen/living area, breakfast bar, laundry area, spacious guest bedroom, full bath, large primary with walk in closet and full bath, front deck, heat pump and more. Home is conveniently located close to schools, shopping, and food. Space rent is $1,255/month. Includes fitness room, kids park, pool and community room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,576
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,218
• Taxable loss: −$1,317
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $1,386/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

1 event — show timeline

• 2024-08-08 Listed $145,000 RMLS

Property tax history

+6.2%/yr

Latest (2019): $248 · +3.3% YoY. Source: county tax records.