18485 SW Pacific Dr Unit 83 · Tualatin, OR 97062

$70,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 31 Days on market

Built 1989 $50/sqft · 30% below area Est $101k · 30% 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 +5.6/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful remodeled home in the +55 community living of Angel Haven. This home features a large living room, a spacious primary bedroom, ensuite bathroom, large closet and large shower. The other 2 bedrooms are separated by the living area, with a full bathroom. New roof, vinyl windows and carpet. All appliances included, Washer/dryer, refrigerator, and stand up freezer. A must see! Space rent is $960/month and includes water and sewer. Must be park approved prior to closing

Key facts

• Built 1989
• Listed 31 days

Property features AI

Finance

• Other: Property is a resale; Main living area reported as 1,404
• Financial info: Land lease (monthly lot rent of $960); lease expires May 31, 2026
• HOA & community: Located in a senior community; Land lease with monthly lot rent

Exterior

• Parking: Carport (covered)
• Utilities: Public water; Public sewer; Electric fuel; Cable and fiber-optic internet available
• Home design: Manufactured home in a park; Residential property; Single-story (main level living); Built in 1989; No significant view
• Construction: Composition roof; T-111 siding; Built in 1989
• Exterior features: Porch; T-111 siding; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Pantry
• Bedrooms: Primary bedroom (main level); Second bedroom (main level); Third bedroom (main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fan(s); Double-pane windows; Crawl space
• Laundry & utility: Electric hot water

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$100,501) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.4% vs local median 2.7% 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); 144 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $70k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. 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?
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: 3.10% ✓
• Cap rate: 27.39%
• Cash-on-cash: 75.35%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (median comp): $100,501
• List price: $70,000
• Delta: -30.45%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18485 SW Pacific Dr #74	0.04mi	3/2.0	1,404 (0%)	7mo	$82,590	$59	93
18485 SW Pacific Dr #64	0.06mi	3/2.0	1,456 (+4%)	4mo	$94,000	$65	88
18485 SW Pacific Dr #53	0.08mi	2/2.0 (-1)	1,440 (+3%)	3mo	$120,000	$83	85
18485 SW Pacific Dr #37	0.10mi	3/2.0	1,296 (-8%)	0mo	$85,000	$66	82
18485 SW Pacific Dr #113	0.00mi	3/2.0	1,512 (+8%)	10mo	$97,000	$64	79
18485 SW Pacific Dr #92	0.02mi	3/2.0	1,284 (-8%)	8mo	$107,500	$84	78
18485 SW Pacific Dr #105	0.09mi	3/2.0	1,568 (+12%)	4mo	$64,995	$41	73
17151 SW Eldorado Dr #85	0.47mi	2/2.0 (-1)	1,344 (-4%)	3mo	$62,000	$46	64
17088 SW Eldorado Dr	0.57mi	2/2.0 (-1)	1,440 (+3%)	2mo	$23,000	$16	63
17123 SW Eldorado Dr	0.50mi	3/2.0	1,568 (+12%)	2mo	$129,985	$83	56
17188 SW Eldorado Dr #111	0.51mi	2/2.0 (-1)	1,248 (-11%)	1mo	$32,500	$26	52
12450 SW Fischer Rd #277	0.68mi	2/2.0 (-1)	1,344 (-4%)	7mo	$55,000	$41	50

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: 71.8%
• Equity multiple: 4.10×
• Total profit: $60,726
• Equity at exit: $10,437

10-year hold

• IRR: 74.9%
• Equity multiple: 7.60×
• Total profit: $129,399
• Equity at exit: $6,052

Cash invested: $19,600 (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 97062

• Rents YoY: -3.0%
• Active inventory: 144
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $1,231

Break-even live

Break-even rent $609

Max offer price $70,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,270	-5% $1,251	+0% $1,231	+5% $1,211	+10% $1,191
Rent	-10% $1,060	-5% $1,145	+0% $1,231	+5% $1,316	+10% $1,402
Rate	-1.0pp $1,266	-0.5pp $1,249	base $1,231	+0.5pp $1,213	+1.0pp $1,194

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17335 SW Montague Way Portland, OR	3.0	2.5	1687	$3,175	$1.88	0d	1	0.47mi
17865 SW Pacific Hwy Tualatin, OR	1.0–3.0	1.0–2.0	970	$2,242	$2.31	3d	13	0.51mi
16903 SW 133rd Ter Portland, OR	3.0	2.5	1665	$2,845	$1.71	12d	1	0.66mi
16849 SW 131st Ave Portland, OR	2.0	2.0	1029	$1,950	$1.90	16d	1	0.69mi
11865 SW Tualatin Rd Tualatin, OR	2.0–3.0	2.0–2.5	1154	$2,737	$2.37	0d	18	0.82mi
17979 SW 115th Ave Unit 6 Tualatin, OR	2.0	1.5	1064	$1,625	$1.53	25d	1	0.83mi
13060 SW Dickson St Portland, OR	2.0	2.0	1108	$1,850	$1.67	45d	1	0.84mi
17987 SW 115th Ave Unit 1 Tualatin, OR	2.0	1.0	900	$1,475	$1.64	25d	1	0.88mi
10900 SW Gaarde St Unit 273-16 Tigard, OR	2.0	1.0	900	$1,575	$1.75	25d	1	0.89mi
10900 SW Gaarde St Portland, OR	2.0	1.0	825	$1,525	$1.85	9d	4	0.89mi
17989 SW 115th Ave Tualatin, OR	2.0	1.0–1.5	982	$1,550	$1.58	25d	2	0.89mi
16444 SW 130th Ter King City, OR	2.0	2.0	1002	$1,695	$1.69	45d	1	0.90mi
12070 SW Fischer Rd Portland, OR	1.0–3.0	1.0–2.0	925	$2,099	$2.27	3d	9	0.91mi
13830 SW Chinn Ln Portland, OR	1.0–3.0	1.0–2.0	839	$2,100	$2.50	5d	11	1.14mi
14495 SW Beef Bend Rd Portland, OR	1.0–2.0	1.0–2.0	845	$1,925	$2.28	5d	12	1.15mi

Listing history 15 events

1. 2026-06-21
   days on market $70,000 Active 31 DOM
2. 2026-06-18
   days on market $70,000 Active 28 DOM
3. 2026-06-17
   days on market $70,000 Active 27 DOM
4. 2026-06-16
   days on market $70,000 Active 26 DOM
5. 2026-06-15
   days on market $70,000 Active 25 DOM
6. 2026-06-13
   days on market $70,000 Active 23 DOM
7. 2026-06-13
   days on market $70,000 Active 22 DOM
8. 2026-06-09
   days on market $70,000 Active 19 DOM
9. 2026-06-08
   days on market $70,000 Active 18 DOM
10. 2026-06-07
    days on market $70,000 Active 17 DOM
11. 2026-06-03
    days on market $70,000 Active 13 DOM
12. 2026-06-02
    days on market $70,000 Active 12 DOM
13. 2026-06-01
    days on market $70,000 Active 11 DOM
14. 2026-05-31
    days on market $70,000 Active 10 DOM
15. 1989-02-21
    soldstatus $34,000

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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 3/10 Moderate
• 🌡 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: $26,009
• − Mortgage interest: −$3,921
• − Property taxes: −$1,022
• − Insurance: −$350
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$2,036
• Taxable income: $14,518
• Est. tax owed @ 24.0%: −$3,484
• After-tax cash flow: $11,285/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

+105.9% since first listed

2 events — show timeline

• 2026-05-20 Listed $70,000 RMLS
• 1989-02-21 Sold (Public Records) $34,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,022 · +3.9% YoY. Source: county tax records.