Beaverton’s Zillow ZHVI typical city home value is $532,257, down 3.0% year over year; Zillow ZORI typical observed market rent is $1,871, down 0.6%. Together they imply a 4.2% gross yield before every operating cost. ZHVI is 5.4x the ACS median household income of $98,622, while annual ZORI is 22.8% of that income. This is an affordability reference, not a borrower qualification, and the yield is not a net-return estimate after financing, taxes, insurance, maintenance or vacancy.
City ACS data describe 42,771 housing units, with renters occupying 49.5% of occupied units and a citywide housing-unit vacancy rate of 3.8%. Single-family structures are 52.9% of units and large multifamily structures are 15.3%. The ACS median owner-reported value for occupied housing is $569,800; median gross rent is $1,826, including contract rent plus selected utilities. These surveyed measures differ in concept and period from Zillow’s typical value and observed market rent; they are separate lenses and should not be averaged.
Direct city depth adds constraints. ACS reports 49.8% of renter households as rent-burdened and 55.0% of vacant units as vacant for rent; the latter is a vacancy-reason share, not available investment inventory or proof of fast leasing. Population is 97,812, down 0.05% from the baseline ACS vintage, a comparison between overlapping five-year estimates. It is not annualized, and possible boundary changes cannot be excluded. With the city income benchmark above, ACS poverty of 10.1% and unemployment of 4.4% describe demand constraints, not causes. These citywide population, labor, tenure, structure and vacancy facts cannot establish a property’s rentability.
Washington County context reports a 0.838% property-tax rate; this county measure does not state a Beaverton parcel’s bill. The broader Portland metro recorded jobs down 1.85% year over year, a metro demand signal with a different denominator from city ACS unemployment. The national Freddie Mac 30-year mortgage rate was 6.58%, a national benchmark rather than a borrower quote. County property costs, metro employment and the national financing rate belong in separate underwriting inputs.
Key limitations are aggregation, mismatched series and missing property economics. Next checks are current comparable rents and lease terms; parcel taxes and assessments; insurance coverage and exclusions; owner-paid utilities; HOA charges; management, maintenance, turnover and vacancy assumptions; and inspection-based capital needs. Confirm title, zoning, permitted use and permit history, then obtain borrower-specific debt terms. A property cash-flow model should keep Zillow indicators, ACS survey context, county evidence, metro evidence, national financing and actual asset expenses separate.