18485 SW Pacific Dr #37 · Tualatin, OR 97062

$85,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 35 Days on market

Built 1990 Est $76k · 11% over $925/mo HOA · 43% of rent

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Why this score? — see what drove the C+ 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• Schools +5.6/10.0
• Livability +4.3/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Quality and value abound in this coveted 55+ community. Nestled between the Tualatin and Sherwood communities, Angel Haven is a quiet and well maintained manufactured home community. This home has a new roof, all new interior paint, new carpet, new engineered hardwood floors, updated fixtures and updated kitchen. All kitchen appliances, washer/dryer & freezer stay with the home. This home is truly move-in ready!! Park dues are $925 / month and be aware that upon acceptance of an offer, a buyer must also make an application with the park and needs to be approved prior to closing. Seller requests OREF forms only when submitting an offer and your agent must have their MSD license. Close

Key facts

• New carpet
• Updated kitchen
• New interior paint

Tags

• NEW ROOF
• NEW INTERIOR PAINT
• NEW CARPET
• NEW ENGINEERED HARDWOOD FLOORS
• UPDATED FIXTURES
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Sherwood SD 88J (suburban): math 56% / reading 66% proficiency, ranked #5 of 58 in OR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Hawks View Elementary School (math 64% / reading 44%, grade C, #79 of 412 statewide, top 21%, 469 students, 22% FRL); Sherwood Middle School (math 54% / reading 67%, grade B+, #15 of 128 statewide, top 11%, 1,135 students, 12% FRL); Sherwood High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 1,704 students, 11% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 142 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $588 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $85k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.50% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $76,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18485 SW Pacific Dr #37	0.00mi	3/2.0	1,296 (0%)	0mo	$85,000	$66	100
18485 SW Pacific Dr #74	0.07mi	3/2.0	1,404 (+8%)	6mo	$82,590	$59	78
18485 SW Pacific Dr #64	0.04mi	3/2.0	1,456 (+12%)	4mo	$94,000	$65	74
18485 SW Pacific Dr #53	0.02mi	2/2.0 (-1)	1,440 (+11%)	3mo	$120,000	$83	73
17151 SW Eldorado Dr #85	0.38mi	2/2.0 (-1)	1,344 (+4%)	3mo	$62,000	$46	69
17188 SW Eldorado Dr #111	0.43mi	2/2.0 (-1)	1,248 (-4%)	1mo	$32,500	$26	68
18485 SW Pacific Dr #69	0.09mi	2/2.0 (-1)	1,104 (-15%)	1mo	$68,000	$62	66
12450 SW Fischer Rd #277	0.59mi	2/2.0 (-1)	1,344 (+4%)	7mo	$55,000	$41	55
17088 SW Eldorado Dr	0.48mi	2/2.0 (-1)	1,440 (+11%)	2mo	$23,000	$16	53
17041 SW Eldorado Dr	0.56mi	2/2.0 (-1)	1,152 (-11%)	3mo	$81,500	$71	48
17009 SW Eldorado Dr #5	0.63mi	2/2.0 (-1)	1,152 (-11%)	1mo	$60,000	$52	46
17084 SW Eldorado Dr	0.57mi	2/2.0 (-1)	1,152 (-11%)	7mo	$42,000	$36	44

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: -7.1%
• Equity multiple: 0.76×
• Total profit: $-5,825
• Equity at exit: $12,674

10-year hold

• IRR: -9.1%
• Equity multiple: 0.61×
• Total profit: $-9,310
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$446
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$35
• HOA: −$925
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $214

Break-even live

Break-even rent $1,856

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $262	-5% $238	+0% $214	+5% $190	+10% $166
Rent	-10% $46	-5% $130	+0% $214	+5% $298	+10% $382
Rate	-1.0pp $256	-0.5pp $235	base $214	+0.5pp $192	+1.0pp $169

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	2d	13	0.42mi
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	2d	1	0.52mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	11d	1	0.67mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	15d	1	0.69mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	2d	19	0.73mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	24d	1	0.73mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	24d	1	0.78mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	24d	2	0.80mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	8d	4	0.80mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	24d	1	0.80mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	44d	1	0.83mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	2d	9	0.84mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	44d	1	0.89mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	4d	11	1.17mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	1.20mi

HOA detail

• Monthly dues: $925 · $11,100/yr

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-03-19
   listed $85,000 Active
3. 1993-06-20
   soldstatus $33,500

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$102/yr (+$9/mo · 14.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 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: $25,519
• − Mortgage interest: −$4,761
• − Property taxes: −$722
• − Insurance: −$425
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − HOA: −$11,100
• − Depreciation: −$2,473
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,095/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: Sherwood SD 88J
• NCES district ID: 4111290
• Math proficiency: 56% ▼ -14.00%
• Reading proficiency: 66% ▼ -11.00%
• Median HH income: $88,369
• Composite: 55.54/100
• National rank: #1242
• State rank: #5 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

+153.7% since first listed

3 events — show timeline

• 2026-04-24 Pending — RMLS
• 2026-03-19 Listed $85,000 RMLS
• 1993-06-20 Sold (Public Records) $33,500 Public Records

Property tax history

+3.4%/yr

Latest (2022): $722 · +1.1% YoY. Source: county tax records.