Newer construction in Forest Grove generally keeps near-term repair costs down, which matters when modelling year-one cash flow against a mortgage that compounds semi-annually. The tradeoff is a smaller renter pool than a neighbourhood near the university or a major employer, so vacancy days can outweigh maintenance costs as the bigger line item.
A legal, permitted secondary suite is the detail that actually moves the numbers in Forest Grove, since only permitted income can be underwritten by a lender, and an unpermitted suite renting for the same amount will not count toward financing.
Getting the rent roll and the suite's legal status confirmed before an offer beats relying on the neighbourhood's general reputation. Get your hand-reviewed valuation from Joel Dyck.