9700 SW Tualatin Rd #18 · Tualatin, OR 97062

$110,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 10 Days on market

Built 1998 Est $146k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready home in the Willow Glen Mobile Home Community offers an exceptional homeownership opportunity. Featuring a functional layout, a primary suite with an ensuite bath, and new vinyl flooring and light fixtures throughout. The kitchen has been fully refreshed with new cabinets, countertops, and stainless steel appliances. Outside, enjoy a spacious fenced yard and a roomy storage shed for tools, gear, or outdoor equipment.

Key facts

• Fenced yard
• Storage shed
• Sports fields

Tags

• FENCED YARD
• STORAGE SHED
• FULLY REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• LOW-MAINTENANCE LIVING
• SPORTS FIELDS

Property features AI

Finance

• Other: Property type: Residential (manufactured home in park); Manufacturer: Silvercrest; Model: Unknown
• HOA & community: Park management association; Located in Willow Glen Mobile Home Community; Lot rent: $995 monthly

Exterior

• Parking: Driveway
• Security: No security features
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in park (not attached); Updated/remodeled condition; Built in 1998; Owner-occupied model; Facing information not provided
• Construction: Composition roof; Pillar/post/pier foundation with skirting
• Exterior features: Covered patio; Fenced yard; Outbuilding / tool shed; Yard; T-111 and wood siding; Paved road access; Level lot

Interior

• Kitchen: Updated/remodeled kitchen; Solid surface countertops; Stainless steel appliances; Free-standing range; Range hood; Free-standing refrigerator; ENERGY STAR qualified appliances; Dishwasher
• Bedrooms: Primary bedroom on main level with ensuite and double closet; Second bedroom on main level with closet; Third bedroom on main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning (heat pump)
• Interior features: Accessible design with minimal steps and natural lighting; Main-floor bedroom with private bath; Utility room on main level; Laundry area with washer/dryer; Double pane windows with vinyl frames; Crawl space basement
• Laundry & utility: Washer and dryer included; Utility room on main level; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 16.2% vs local median 2.6% in Tualatin — 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 86/100 on livability (#16 in OR, #355 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• 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: Tualatin Elementary School (math 24% / reading 24%, grade F, #320 of 412 statewide, top 82%, 396 students, 43% FRL); Hazelbrook Middle School (math 54% / reading 62%, grade B, #20 of 128 statewide, top 15%, 877 students, 35% FRL); Tualatin High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 1,747 students, 25% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 142 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
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: 1.82% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.48%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $145,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9700 SW Tualatin Rd #39	0.03mi	2/2.0 (-1)	989 (+3%)	10mo	$150,000	$152	80
9700 SW Tualatin Rd Unit 9	0.06mi	3/2.0	1,056 (+10%)	7mo	$125,000	$118	75
9700 SW Tualatin Rd #22	0.05mi	3/2.0	1,104 (+15%)	8mo	$169,900	$154	66
9700 SW Tualatin Rd #15	0.07mi	3/2.0	1,104 (+15%)	8mo	$160,000	$145	65
9700 SW Tualatin Rd #22	0.07mi	3/2.0	1,104 (+15%)	8mo	$169,900	$154	65

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: 27.8%
• Equity multiple: 2.11×
• Total profit: $34,281
• Equity at exit: $16,401

10-year hold

• IRR: 33.6%
• Equity multiple: 3.65×
• Total profit: $81,737
• Equity at exit: $9,511

Cash invested: $30,800 (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 97062

• Rents YoY: -3.0%
• Active inventory: 142
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$577
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $911

Break-even live

Break-even rent $853

Max offer price $110,000

Occupancy floor 50%

Sensitivity live

Price	-10% $973	-5% $942	+0% $911	+5% $880	+10% $848
Rent	-10% $752	-5% $832	+0% $911	+5% $990	+10% $1,069
Rate	-1.0pp $966	-0.5pp $939	base $911	+0.5pp $882	+1.0pp $853

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9720 SW Tualatin Rd Tualatin, OR	2.0	2.0	1100	$1,750	$1.59	44d	1	0.05mi
8900 SW Sweek Dr Tualatin, OR	1.0–3.0	1.0–2.0	900	$3,378	$3.75	2d	24	0.53mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.84mi
9301 SW Sagert St Tualatin, OR	2.0–3.0	2.0	1081	$2,496	$2.31	2d	9	0.84mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.85mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	0.91mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	0.92mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	8d	4	0.92mi
19605 SW Boones Ferry Rd Tualatin, OR	1.0–2.0	1.0	710	$1,779	$2.51	3d	4	0.93mi
19705 SW Boones Ferry Rd Tualatin, OR	1.0–2.0	1.0	684	$1,500	$2.19	12d	6	0.95mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	2d	19	0.97mi
17000 SW Pacific Hwy Portland, OR	1.0–2.0	1.0–2.0	684	$1,575	$2.30	44d	3	1.04mi
18480 SW Boones Ferry Rd Portland, OR	1.0–3.0	1.0–2.0	914	$1,869	$2.04	3d	6	1.10mi
16055 SW 108th Ave Tigard, OR	1.0–2.0	1.0–2.0	852	$1,940	$2.28	8d	9	1.19mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	2d	9	1.25mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	2d	13	1.28mi
18049 SW Lower Boones Ferry Rd King City, OR	3.0	1.0–2.0	974	$3,372	$3.46	2d	20	1.28mi
15870 SW 88th Ave Unit A Tigard, OR	2.0	1.0	1013	$1,745	$1.72	44d	1	1.31mi
7800 SW Sagert St Tualatin, OR	1.0–2.0	1.0	693	$1,793	$2.59	2d	5	1.38mi
8363 SW Durham Rd Unit 06 Portland, OR	2.0	1.5	850	$1,595	$1.88	24d	1	1.39mi

Listing history 8 events

1. 2026-06-09
   status $110,000 Pending 10 DOM
2. 2026-06-08
   days on market $110,000 Active 10 DOM
3. 2026-06-07
   days on market $110,000 Active 9 DOM
4. 2026-06-05
   days on market $110,000 Active 6 DOM
5. 2026-06-03
   days on market $110,000 Active 5 DOM
6. 2026-06-02
   days on market $110,000 Active 4 DOM
7. 2026-06-01
   days on market $110,000 Active 3 DOM
8. 2026-05-31
   days on market $110,000 Active 2 DOM

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$456/yr (+$38/mo · 74.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone C · 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 9/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,066
• − Mortgage interest: −$6,162
• − Property taxes: −$611
• − Insurance: −$550
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$3,200
• Taxable income: $9,693
• Est. tax owed @ 24.0%: −$2,326
• After-tax cash flow: $8,603/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 — Tualatin

• Score: 86/100
• State rank: #16
• US rank: #355

Category grades

Amenities A+ Commute A+ Cost of living F Crime C Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tualatin, OR
• County: Washington County · 583,254 people
• City population: 28,930
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,930
• Household income: $105,407
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1218.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 14% Asian 3% Pacific Islander 2% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 4% Italian 4% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -346.49%
• Current HPI: 279.0431
• Rent YoY: ▼ -3.03%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $110,000 RMLS
• 2026-05-29 Listed $110,000 WVMLS

Property tax history

+3.5%/yr

Latest (2022): $611 · +6.5% YoY. Source: county tax records.