4185 SW 102nd Ave · West Slope, OR 97005

$649,900

4 bd · 4.0 ba · 3,230 sqft · SingleFamily public records · 7 Days on market

Built 1955 0.31 ac lot $201/sqft · 13% below area Est $902k · 28% under

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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
• Cash flow +7.2/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Raleigh Hills Daylight Ranch is waiting for you to customize and make it your own! Ideal location on quiet street in the heart of Raleigh Hills. Solid 4 bedroom, 4.1 bath with bonus/sun room & office on main. Lower level 2nd kitchen, family room, and bedroom(s) make for expanded second living quarters. Good bones and great floor plan ready for a 2026 update! New roof & gutters (Fall 2025.) New exterior paint (fall 2025.) New Water Heater (May 2026.) Original kitchens & bathrooms. Two fireplaces - one on the main (wood) and one on lower level (gas). Hardwood floors in main level bedrooms. Most of the other flooring has been removed. Wallpaper has been somewhat stripped. Lar

Key facts

• Quiet street
• Bonus sun room
• New exterior paint

Tags

• QUIET STREET
• BONUS SUN ROOM
• LOWER LEVEL KITCHEN
• NEW ROOF
• NEW EXTERIOR PAINT
• NEW WATER HEATER

Property features AI

Finance

• Other: Property has a separate lower-level living unit (auxiliary unit); Main level area reported as 2,082; lower level area reported as 1,835; total building area reported as 3,917
• Financial info: Land lease: No
• HOA & community: Not a senior community

Exterior

• Parking: Driveway and on-street parking; 2 parking spaces total; Attached 2-car garage; RV/boat storage
• Security: Security features listed as unknown
• Utilities: Public water; Public sewer; Electricity and gas available (fuel sources); Not green-certified
• Home design: Single-family residence (residential); Fixer condition; Seasonal view
• Construction: Built in 1955; Composition roof; Concrete perimeter foundation
• Exterior features: Deck; Fenced yard; Yard; Tool shed; Storm doors; RV/boat storage and RV parking; Wood siding; Paved road access; Seasonal view

Interior

• Kitchen: Cooktop; Double oven; Free-standing refrigerator; Dishwasher
• Bedrooms: Primary bedroom on main level with suite, bay window and walk-in closet; Second bedroom on main level (hardwood floors); Third bedroom on main level (hardwood floors)
• Flooring: Hardwood floors in multiple rooms
• Bathrooms: 4 full bathrooms; 1 partial bathroom; Main level includes 2 full and 1 partial bathrooms; Lower level includes 2 full bathrooms; Walk-in shower
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Accessible entrance and minimal steps; Garage on main level; Main-floor bedroom with bath; Separate living quarters / apartment / auxiliary living unit; Soaking tub; Laundry area; Garage door opener; Double-pane windows with wood frames; Daylight basement with exterior entry; Natural lighting
• Laundry & utility: Laundry area; Electric tank water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-908 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $489k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $426k (34.4% below list).
• Recommended offer: $426k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.3% in West Slope — 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 84/100 on livability (#31 in OR, #767 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: 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: Raleigh Park Elementary School (math 64% / reading 84%, grade A, #23 of 412 statewide, top 7%, 308 students, 45% FRL); Whitford Middle School (math 72% / reading 77%, grade A, #7 of 128 statewide, top 5%, 809 students, 56% FRL); Beaverton High School (1,483 students, 55% FRL) — zoned schools average 52% FRL vs 31% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• At $4,265/mo this rent would consume 65% of the median local household income ($78k/yr) (locally 1742% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $426,464 (34.4% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.99%
• DSCR: 0.73
• GRM: 12.7

CMA / ARV

• ARV (median comp): $902,117
• List price: $649,900
• Delta: -27.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4180 SW 103rd Ct	0.03mi	4/3.0	2,954 (-8%)	6mo	$850,000	$288	75
4800 SW Chestnut Pl	0.35mi	3/3.0 (-1)	3,130 (-3%)	4mo	$927,500	$296	66
3690 SW 96th Ave	0.44mi	4/3.0	2,987 (-8%)	3mo	$675,000	$226	60
2785 SW 99th Ave	0.71mi	4/3.0	3,303 (+2%)	1mo	$1,645,800	$498	58
3525 SW 106th Ave	0.38mi	5/4.0 (+1)	2,934 (-9%)	7mo	$850,000	$290	56
3345 SW 97th Ave	0.49mi	4/3.0	3,535 (+9%)	5mo	$1,140,000	$322	53
3165 SW Garden View Ave	0.69mi	4/3.0	3,308 (+2%)	10mo	$884,000	$267	52
9001 SW Robert Gray Ln	0.60mi	5/3.0 (+1)	3,000 (-7%)	4mo	$740,000	$247	47
4311 SW 91st Ave	0.51mi	4/2.0	2,872 (-11%)	5mo	$686,000	$239	46
9880 SW Vista Pl	0.57mi	5/3.0 (+1)	3,432 (+6%)	11mo	$1,312,000	$382	45
4135 SW Parkview Ave	0.73mi	4/3.0	2,856 (-12%)	1mo	$1,150,000	$403	42
2901 SW 106th Ave	0.67mi	4/3.0	2,750 (-15%)	10mo	$1,450,000	$527	31

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.07×
• Total profit: $-168,971
• Equity at exit: $96,902

10-year hold

• IRR: -32.5%
• Equity multiple: -0.35×
• Total profit: $-244,869
• Equity at exit: $56,191

Cash invested: $181,972 (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 97005

• Rents YoY: 1.6%
• Active inventory: 81
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $4,265 medium
• Mortgage (P&I): −$3,408
• Tax from tax record: −$598 /mo · $7,178/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $-908

Break-even live

Break-even rent $5,414

Max offer price $489,491

Occupancy floor —

Sensitivity live

Price	-10% $-540	-5% $-724	+0% $-908	+5% $-1,092	+10% $-1,276
Rent	-10% $-1,245	-5% $-1,076	+0% $-908	+5% $-740	+10% $-571
Rate	-1.0pp $-581	-0.5pp $-743	base $-908	+0.5pp $-1,076	+1.0pp $-1,248

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: $162,475
• Closing costs: $19,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8150 SW Birchwood Rd Portland, OR	3.0	2.0	2797	$4,895	$1.75	2d	1	1.07mi
7780 SW Brentwood St Portland, OR	4.0	3.5	2216	$5,999	$2.71	2d	1	1.21mi
11348 SW Lynnvale Dr Portland, OR	3.0	2.5	2453	$3,995	$1.63	44d	1	1.35mi

Listing history 2 events

1. 2026-05-12
   listed $649,900 Active 1234-char remark
2. 1985-09-01
   soldstatus $85,000

ⓘ 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: $7,178 · $598/mo
• Projected year-2 tax: $7,178 · $598/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 ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,176
• − Mortgage interest: −$36,405
• − Property taxes: −$7,178
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,094
• − Management: −$4,094
• − Depreciation: −$18,906
• Taxable loss: −$22,751
• Est. tax savings @ 24.0%: +$5,460
• After-tax cash flow: $-5,436/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 — West Slope

• Score: 84/100
• State rank: #31
• US rank: #767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Slope, OR
• County: Washington County · 583,254 people
• City population: 25,869
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 28,311
• Household income: $78,239
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 1742.0

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 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 15% Asian 6% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 3% Slovak 3% Serbian 2%
• Foreign-born: 22% · Canada, Vietnam, United Kingdom
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -557.55%
• Current HPI: 319.5146
• Rent YoY: ▲ 1.64%
• 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

+652.9% since first listed

5 events — show timeline

• 2026-06-01 Sold (Public Records) $640,000 Public Records
• 2026-06-01 Sold (MLS) $640,000 RMLS
• 2026-05-19 Pending — RMLS
• 2026-05-12 Listed $649,900 RMLS
• 1985-09-01 Sold (Public Records) $85,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $7,178 · +4.4% YoY. Source: county tax records.