100 SW 195th Ave #160 · Hillsboro, OR 97006

$75,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 3 Days on market

Built 1978 $56/sqft · 38% below area Est $120k · 38% 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
• Livability +4.4/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL SENIOR PARK, 2 BR GOLDENWEST HAS BIG FAM RM. PRIV DECK. MRS 'CLEAN' LIVES HERE. DON'T LET CAT OUT. SEC GATES, ONE MEMBER 55 OR OLDER AND 1 CAN BE 50. REC CENTER, POOL, GYM, RV STORAGE SPACE. GOOD PRICE.

Key facts

• Gated community
• Covered porch
• Soaking tub

Tags

• GATED COMMUNITY
• BUILT-IN WOODEN HUTCH
• BREAKFAST BAR
• SOAKING TUB
• WALK-IN SHOWER
• COVERED PORCH

Property features AI

Finance

• Other: Property type: Residential — Manufactured Home in Park; Main level living area approximately 1,344 (listed as main level area total)
• Financial info: Land lease in place (land lease expiration: December 31, 2026); Monthly lot rent applies
• HOA & community: Located in Seminole Estates, a senior community; Community amenities include pool, commons, gym/weight room, library, meeting/party room, gated entry, and on-site management; Pet restrictions apply

Exterior

• Parking: Carport providing covered parking for 2 vehicles
• Security: Gated community
• Utilities: Public water; Public sewer; Electric service (fuel: electricity)
• Home design: Manufactured home in park (Villa West model by Golden West Homes); Single-story (one level); No significant view
• Construction: Built in 1978; Composition roof; Crawl space foundation; Manufactured construction
• Exterior features: Covered deck; Tool shed; Vinyl siding

Interior

• Kitchen: Built-in oven; Cooktop; Free-standing refrigerator
• Bedrooms: Primary bedroom on main level with soaking tub and walk-in closet; Second bedroom on main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Heat pump for heating and cooling; Electric hot water
• Interior features: Laminate flooring throughout main living areas; Vinyl flooring in select areas; Vaulted ceilings in living and dining areas; Skylights; Double-pane windows; Main-floor bedroom with full bath and walk-in shower (accessible); Crawl space foundation
• Laundry & utility: Main-level utility room with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

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 $75k).
• Cap rate 26.3% vs local median 2.9% in Hillsboro — 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 87/100 on livability (#13 in OR, #282 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D+, cost of living F.
• Hillsboro SD 1J (urban): math 35% / reading 46% proficiency, ranked #13 of 58 in OR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tobias Elementary School (math 44% / reading 44%, grade F, #143 of 412 statewide, top 38%, 411 students, 45% FRL); R A Brown Middle School (math 37% / reading 57%, grade D+, #31 of 128 statewide, top 24%, 722 students, 46% FRL); Century High School (math 32% / reading 67%, grade D, #50 of 143 statewide, top 37%, 1,551 students, 46% FRL).
• Market conditions: Rents soft (-1.6%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $519 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago 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.
• Current owner paid $31k; list at $75k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.85% ✓
• Cap rate: 26.28%
• Cash-on-cash: 71.39%
• DSCR: 4.18
• GRM: 2.9

CMA / ARV

• ARV (median comp): $120,170
• List price: $75,000
• Delta: -37.59%
• 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
100 SW 195th Ave #4	0.00mi	2/2.0	1,440 (+7%)	0mo	$139,000	$97	88
100 SW 195th Ave #104	0.00mi	3/2.0 (+1)	1,296 (-4%)	12mo	$130,000	$100	79
100 SW 195th Ave #71	0.12mi	2/2.0	1,248 (-7%)	8mo	$126,000	$101	76
100 SW 195th Ave #9	0.00mi	3/2.0 (+1)	1,440 (+7%)	10mo	$145,000	$101	75
100 SW 195th Ave #199	0.12mi	2/2.0	1,248 (-7%)	11mo	$107,000	$86	73
100 SW 195th Ave #157	0.00mi	2/2.0	1,536 (+14%)	6mo	$102,000	$66	71
100 SW 195th Ave #90	0.12mi	3/2.0 (+1)	1,488 (+11%)	1mo	$46,000	$31	71
100 SW 195th Ave #31	0.12mi	2/2.0	1,536 (+14%)	2mo	$79,900	$52	69
100 SW 195th Ave #63	0.12mi	3/2.0 (+1)	1,512 (+12%)	10mo	$120,000	$79	60
100 SW 195th Ave #192	0.12mi	2/2.0	1,536 (+14%)	13mo	$89,000	$58	60
8300 NE Quatama St #102	0.41mi	3/2.0 (+1)	1,236 (-8%)	10mo	$140,000	$113	54
8300 NE Quatama St #210	0.66mi	3/2.0 (+1)	1,512 (+12%)	6mo	$180,000	$119	38

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: 67.7%
• Equity multiple: 3.91×
• Total profit: $61,143
• Equity at exit: $11,183

10-year hold

• IRR: 71.0%
• Equity multiple: 7.26×
• Total profit: $131,447
• Equity at exit: $6,485

Cash invested: $21,000 (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: 245
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$393
• Tax from tax record: −$13 /mo · $159/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,249

Break-even live

Break-even rent $554

Max offer price $75,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,292	-5% $1,271	+0% $1,249	+5% $1,228	+10% $1,117
Rent	-10% $1,081	-5% $1,165	+0% $1,249	+5% $1,334	+10% $1,418
Rate	-1.0pp $1,287	-0.5pp $1,268	base $1,249	+0.5pp $1,230	+1.0pp $1,210

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 NW Gina Way Beaverton, OR	1.0–3.0	1.0–2.0	927	$1,835	$1.98	4d	17	0.17mi
57 SW 206th Ave Beaverton, OR	3.0	3.0	1200	$2,450	$2.04	15d	1	0.18mi
43 SW 206th Ave Beaverton, OR	3.0	2.5	1240	$2,350	$1.90	5d	1	0.19mi
248 NW Prescott Pl Beaverton, OR	3.0	3.0	1238	$2,149	$1.74	24d	1	0.20mi
20642 SW Bingo Ln Beaverton, OR	3.0	2.5	1364	$2,325	$1.70	44d	1	0.22mi
610 NE Garswood Ln Beaverton, OR	3.0	2.5	1528	$2,349	$1.54	44d	1	0.31mi
630 NE Garswood Ln Beaverton, OR	2.0	2.5	1249	$1,999	$1.60	22d	1	0.32mi
650 201st Ave Aloha, OR	2.0	2.0	985	$1,688	$1.71	4d	5	0.32mi
545 SW 201st Ave Beaverton, OR	1.0–3.0	1.0–2.0	898	$1,948	$2.17	2d	19	0.33mi
719 SW Backcourt Pl Aloha, OR	3.0	2.0	1384	$2,325	$1.68	44d	1	0.35mi
283 NW 208th Ave Beaverton, OR	3.0	2.5	1776	$2,300	$1.30	44d	1	0.35mi
20789 NW Painted Mountain Dr Beaverton, OR	3.0	2.5	1753	$2,375	$1.35	44d	1	0.36mi
20674 SW Nantucket Ln Beaverton, OR	3.0	2.5	1184	$2,299	$1.94	17d	1	0.37mi
8712 NE Delamere Way Beaverton, OR	3.0	2.5	1556	$2,400	$1.54	11d	1	0.37mi
577 SW 207th Ave Beaverton, OR	3.0	2.5	1196	$2,389	$2.00	4d	1	0.42mi
762 SW 206th Pl Beaverton, OR	2.0	1.5	1018	$1,690	$1.66	44d	1	0.43mi
8650 NE Trailwalk Dr Hillsboro, OR	1.0–3.0	1.0–2.0	963	$1,772	$1.84	2d	29	0.46mi
1090 NE 91st Ave Hillsboro, OR	1.0–2.0	1.0–2.0	823	$2,270	$2.76	4d	16	0.52mi
20018 SW Monson St Beaverton, OR	3.0	2.5	1484	$2,395	$1.61	44d	1	0.52mi
472 NE Patricia Ann Pl Beaverton, OR	2.0	2.5	1422	$2,350	$1.65	21d	1	0.53mi
1101 NE 89th Ave Hillsboro, OR	1.0–3.0	1.0–2.0	1020	$2,065	$2.02	3d	19	0.57mi
8646 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1200	$2,145	$1.79	44d	1	0.62mi
1250 NE Compton Dr Hillsboro, OR	2.0	2.0	996	$2,379	$2.39	12d	1	0.63mi
8641 NE Trafalgar Ln Beaverton, OR	3.0	2.0	1156	$1,945	$1.68	44d	1	0.64mi
9950 NE Gibbs Dr Hillsboro, OR	4.0	1.0–2.0	1299	$2,783	$2.14	4d	62	0.64mi
1390 NE Compton Dr Hillsboro, OR	1.0–2.0	1.0–2.0	862	$3,060	$3.55	2d	344	0.66mi
421 NE 80th Ave Hillsboro, OR	1.0–2.0	1.0–2.0	842	$1,899	$2.25	2d	19	0.68mi
131 NE 79th Ave Beaverton, OR	2.0	3.0	1488	$2,300	$1.55	44d	1	0.68mi
965 NE Wheelock Pl Beaverton, OR	2.0	2.5	1227	$2,395	$1.95	44d	1	0.69mi
20849 SW Longacre St Beaverton, OR	3.0	2.0	1160	$2,399	$2.07	44d	1	0.69mi
331 NE 79th Ave Unit 337/204 Hillsboro, OR	2.0	2.0	1056	$1,799	$1.70	4d	1	0.70mi
399 NE 79th Ave Beaverton, OR	2.0	2.0	1000	$1,799	$1.80	8d	1	0.71mi
8113 NE Rockne Way Beaverton, OR	3.0	2.5	1719	$2,550	$1.48	44d	1	0.72mi
477 NE Edgeway Dr Beaverton, OR	3.0	3.5	1600	$2,300	$1.44	4d	1	0.73mi
314 NE Edgeway Dr Beaverton, OR	2.0	2.5	1300	$2,395	$1.84	24d	1	0.73mi
1107 NE Station Ct Beaverton, OR	3.0	2.5	1400	$2,200	$1.57	44d	1	0.73mi
10795 NE Gateway Pl Beaverton, OR	2.0	2.5	1104	$2,099	$1.90	24d	1	0.74mi
8041 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,300	$1.34	24d	1	0.75mi
7894 NE Miriam Way Beaverton, OR	2.0	2.5	1715	$2,495	$1.45	24d	1	0.77mi
303 NE Natalie St Hillsboro, OR	3.0	2.5	1632	$2,400	$1.47	44d	1	0.79mi

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 3 DOM
2. 2026-06-19
   days on marketlisting id $75,000 Active 1 DOM
3. 2026-06-18
   days on market $75,000 Active 154 DOM
4. 2026-06-17
   days on market $75,000 Active 153 DOM
5. 2026-06-16
   days on market $75,000 Active 152 DOM
6. 2026-06-15
   days on market $75,000 Active 151 DOM
7. 2026-06-13
   days on market $75,000 Active 149 DOM
8. 2026-06-09
   days on market $75,000 Active 145 DOM
9. 2026-06-08
   days on market $75,000 Active 144 DOM
10. 2026-06-07
    days on market $75,000 Active 143 DOM
11. 2026-06-05
    days on market $75,000 Active 140 DOM
12. 2026-06-03
    days on market $75,000 Active 139 DOM
13. 2026-06-02
    days on market $75,000 Active 138 DOM
14. 2026-06-01
    days on market $75,000 Active 137 DOM
15. 2026-05-31
    days on market $75,000 Active 136 DOM
16. 2026-04-16
    price $81,000 1167-char remark
17. 2026-01-15
    listed $86,000 Active 1167-char remark
18. 2000-06-30
    soldstatus $31,000 212-char remark

    Show marketing remark (212 chars)

    BEAUTIFUL SENIOR PARK, 2 BR GOLDENWEST HAS BIG FAM RM. PRIV DECK. MRS 'CLEAN' LIVES HERE. DON'T LET CAT OUT. SEC GATES, ONE MEMBER 55 OR OLDER AND 1 CAN BE 50. REC CENTER, POOL, GYM, RV STORAGE SPACE. GOOD PRICE.

19. 2000-01-26
    listed $32,900 212-char remark

    Show marketing remark (212 chars)

    BEAUTIFUL SENIOR PARK, 2 BR GOLDENWEST HAS BIG FAM RM. PRIV DECK. MRS 'CLEAN' LIVES HERE. DON'T LET CAT OUT. SEC GATES, ONE MEMBER 55 OR OLDER AND 1 CAN BE 50. REC CENTER, POOL, GYM, RV STORAGE SPACE. GOOD PRICE.

20. 1995-05-22
    soldstatus $29,000

ⓘ 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: $159 · $13/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$568/yr (+$47/mo · 357.5%)

ⓘ 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 ≥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: $25,628
• − Mortgage interest: −$4,201
• − Property taxes: −$159
• − Insurance: −$375
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$2,182
• Taxable income: $14,610
• Est. tax owed @ 24.0%: −$3,507
• After-tax cash flow: $11,486/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: Hillsboro SD 1J
• NCES district ID: 4100023
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $68,587
• Composite: 36.64/100
• National rank: #4617
• State rank: #13 of 58 in OR

Livability — Hillsboro

• Score: 87/100
• State rank: #13
• US rank: #282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 583,254 people
• City population: 102,767
• 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

+158.6% since first listed

4 events — show timeline

• 2026-01-15 Listed $75,000 RMLS
• 2000-06-30 Sold (MLS) $31,000 RMLS
• 2000-01-26 Listed $32,900 RMLS
• 1995-05-22 Sold (Public Records) $29,000 Public Records

Property tax history

-2.0%/yr

Latest (2016): $159 · +1345.5% YoY. Source: county tax records.