13900 SE Highway 212 · Happy Valley, OR 97015

$79,999

2 bd · 2.0 ba · 1,000 sqft · Land · 186 Days on market

Built 1971 $80/sqft · 19% below area Est $99k · 19% 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 +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do you love entertaining and want the backyard space to make it happen—without spending a fortune? Look no further. This charming 2-bedroom, 2-bath manufactured home offers the perfect blend of affordability, comfort, and outdoor space. Nestled in the quiet outskirts of Clackamas, this home provides a serene retreat while still being just minutes from shopping, restaurants, and easy access to I-205. With 1,000 sq. ft. of well-designed living space, you’ll enjoy thoughtful updates throughout, a welcoming main living area, and generously sized bedrooms. But the true standout? The yard. You’ll be hard-pressed to find another manufactured home in a park with this much outdoor space—ideal for gatherings, gardening, pets, or simply relaxing in your own private oasis. If you’ve been searching for value, convenience, and room to spread out, this is the one. Don’t miss your chance to own a unique property with unmatched outdoor potential in a peaceful location. Schedule your tour today! **HOME IS UNIT 19**

Key facts

• Thoughtful updates
• Private oasis
• Outdoor space

Tags

• BACKYARD SPACE
• OUTDOOR SPACE
• PRIVATE OASIS
• THOUGHTFUL UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 2.5% in Happy Valley — 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 76/100 on livability (#76 in OR, #3,386 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, cost of living F.
• North Clackamas SD 12 (suburban): math 29% / reading 43% proficiency, ranked #22 of 58 in OR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 120 active listings in the ZIP; 8 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; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clackamas County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $35k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.49% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.76%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (median comp): $98,627
• List price: $79,999
• Delta: -18.89%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.48% rent growth · sell at horizon

5-year hold

• IRR: 52.4%
• Equity multiple: 3.28×
• Total profit: $51,133
• Equity at exit: $11,928

10-year hold

• IRR: 57.5%
• Equity multiple: 6.55×
• Total profit: $124,265
• Equity at exit: $6,917

Cash invested: $22,400 (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 97015

• Rents YoY: 2.5%
• Active inventory: 120
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,022

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 44%

Sensitivity live

Price	-10% $1,077	-5% $1,050	+0% $1,022	+5% $995	+10% $967
Rent	-10% $865	-5% $943	+0% $1,022	+5% $1,101	+10% $1,180
Rate	-1.0pp $1,062	-0.5pp $1,043	base $1,022	+0.5pp $1,001	+1.0pp $980

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13300 SE Hubbard Rd Clackamas, OR	3.0	1.0–2.0	818	$1,987	$2.43	2d	6	0.48mi
14553 SE Lone Pine Dr Unit 14553 Clackamas, OR	2.0	1.0	800	$1,695	$2.12	44d	1	0.84mi
12301 SE Hubbard Rd Clackamas, OR	2.0–3.0	1.0–2.0	936	$1,523	$1.63	11d	4	0.89mi
13898 SE Rogers Ln Clackamas, OR	3.0	2.0	1488	$2,599	$1.75	44d	1	0.92mi
14095 SE Summerfield Loop Happy Valley, OR	3.0	2.5	1453	$2,695	$1.85	44d	1	1.14mi
14712 SE Misty Dr Happy Valley, OR	2.0	1.0–2.0	955	$1,988	$2.08	2d	13	1.20mi
14194 SE Summerfield Loop Happy Valley, OR	3.0	2.5	1125	$2,250	$2.00	24d	1	1.27mi
14154 SE Summerfield Loop Unit 14194 Happy Valley, OR	3.0	2.5	1125	$2,250	$2.00	24d	1	1.27mi

Listing history 27 events

1. 2026-06-18
   days on market $79,999 Active 186 DOM
2. 2026-06-17
   days on market $79,999 Active 185 DOM
3. 2026-06-16
   days on market $79,999 Active 184 DOM
4. 2026-06-15
   days on market $79,999 Active 183 DOM
5. 2026-06-13
   days on market $79,999 Active 181 DOM
6. 2026-06-09
   days on market $79,999 Active 177 DOM
7. 2026-06-08
   days on market $79,999 Active 176 DOM
8. 2026-06-07
   days on market $79,999 Active 175 DOM
9. 2026-06-05
   days on market $79,999 Active 172 DOM
10. 2026-06-03
    days on market $79,999 Active 171 DOM
11. 2026-06-02
    days on market $79,999 Active 170 DOM
12. 2026-06-01
    days on market $79,999 Active 169 DOM
13. 2026-05-31
    days on market $79,999 Active 168 DOM
14. 2026-04-11
    status Active 1048-char remark

    Show marketing remark (1048 chars)

    Do you love entertaining and want the backyard space to make it happen—without spending a fortune? Look no further. This charming 2-bedroom, 2-bath manufactured home offers the perfect blend of affordability, comfort, and outdoor space. Nestled in the quiet outskirts of Clackamas, this home provides a serene retreat while still being just minutes from shopping, restaurants, and easy access to I-205. With 1,000 sq. ft. of well-designed living space, you’ll enjoy thoughtful updates throughout, a welcoming main living area, and generously sized bedrooms. But the true standout? The yard. You’ll be hard-pressed to find another manufactured home in a park with this much outdoor space—ideal for gatherings, gardening, pets, or simply relaxing in your own private oasis. If you’ve been searching for value, convenience, and room to spread out, this is the one. Don’t miss your chance to own a unique property with unmatched outdoor potential in a peaceful location. Schedule your tour today! **HOME IS UNIT 19**

15. 2026-03-17
    status Pending 1048-char remark

    Show marketing remark (1048 chars)

    Do you love entertaining and want the backyard space to make it happen—without spending a fortune? Look no further. This charming 2-bedroom, 2-bath manufactured home offers the perfect blend of affordability, comfort, and outdoor space. Nestled in the quiet outskirts of Clackamas, this home provides a serene retreat while still being just minutes from shopping, restaurants, and easy access to I-205. With 1,000 sq. ft. of well-designed living space, you’ll enjoy thoughtful updates throughout, a welcoming main living area, and generously sized bedrooms. But the true standout? The yard. You’ll be hard-pressed to find another manufactured home in a park with this much outdoor space—ideal for gatherings, gardening, pets, or simply relaxing in your own private oasis. If you’ve been searching for value, convenience, and room to spread out, this is the one. Don’t miss your chance to own a unique property with unmatched outdoor potential in a peaceful location. Schedule your tour today! **HOME IS UNIT 19**

16. 2026-03-09
    price $79,999 1048-char remark

    Show marketing remark (1048 chars)

    Do you love entertaining and want the backyard space to make it happen—without spending a fortune? Look no further. This charming 2-bedroom, 2-bath manufactured home offers the perfect blend of affordability, comfort, and outdoor space. Nestled in the quiet outskirts of Clackamas, this home provides a serene retreat while still being just minutes from shopping, restaurants, and easy access to I-205. With 1,000 sq. ft. of well-designed living space, you’ll enjoy thoughtful updates throughout, a welcoming main living area, and generously sized bedrooms. But the true standout? The yard. You’ll be hard-pressed to find another manufactured home in a park with this much outdoor space—ideal for gatherings, gardening, pets, or simply relaxing in your own private oasis. If you’ve been searching for value, convenience, and room to spread out, this is the one. Don’t miss your chance to own a unique property with unmatched outdoor potential in a peaceful location. Schedule your tour today! **HOME IS UNIT 19**

17. 2026-01-20
    price $99,999 1048-char remark

    Show marketing remark (1048 chars)

    Do you love entertaining and want the backyard space to make it happen—without spending a fortune? Look no further. This charming 2-bedroom, 2-bath manufactured home offers the perfect blend of affordability, comfort, and outdoor space. Nestled in the quiet outskirts of Clackamas, this home provides a serene retreat while still being just minutes from shopping, restaurants, and easy access to I-205. With 1,000 sq. ft. of well-designed living space, you’ll enjoy thoughtful updates throughout, a welcoming main living area, and generously sized bedrooms. But the true standout? The yard. You’ll be hard-pressed to find another manufactured home in a park with this much outdoor space—ideal for gatherings, gardening, pets, or simply relaxing in your own private oasis. If you’ve been searching for value, convenience, and room to spread out, this is the one. Don’t miss your chance to own a unique property with unmatched outdoor potential in a peaceful location. Schedule your tour today! **HOME IS UNIT 19**

18. 2025-11-18
    listed $114,999 Active 1048-char remark

    Show marketing remark (1048 chars)

    Do you love entertaining and want the backyard space to make it happen—without spending a fortune? Look no further. This charming 2-bedroom, 2-bath manufactured home offers the perfect blend of affordability, comfort, and outdoor space. Nestled in the quiet outskirts of Clackamas, this home provides a serene retreat while still being just minutes from shopping, restaurants, and easy access to I-205. With 1,000 sq. ft. of well-designed living space, you’ll enjoy thoughtful updates throughout, a welcoming main living area, and generously sized bedrooms. But the true standout? The yard. You’ll be hard-pressed to find another manufactured home in a park with this much outdoor space—ideal for gatherings, gardening, pets, or simply relaxing in your own private oasis. If you’ve been searching for value, convenience, and room to spread out, this is the one. Don’t miss your chance to own a unique property with unmatched outdoor potential in a peaceful location. Schedule your tour today! **HOME IS UNIT 19**

19. 2024-07-16
    soldstatus $130,000 Closed 794-char remark

    Show marketing remark (794 chars)

    New Price! Beautiful manufactured home located in highly sought after all age family park with extensive high-end updates including new heater/heat pump, T-111 siding/exterior paint, stainless steel appliances, LED Lighting, custom cabinets with easy glide drawers/spice rack. This home will not disappoint with an ensuite primary bedroom, faux blinds, covered deck and patio great for entertaining and updates throughout each bathroom including new toilet, marble countertop and tiled shower. The kitchen also boasts butcher block counters, a smart oven with built-in air fryer (start your oven from the store!) and tile backsplash. The HVAC was recently cleaned as well, this gem is truly move in ready! Neighborhood offers pool, weight room, rec room, basketball hoop, playground and more!

20. 2024-05-26
    status Pending 794-char remark

    Show marketing remark (794 chars)

    New Price! Beautiful manufactured home located in highly sought after all age family park with extensive high-end updates including new heater/heat pump, T-111 siding/exterior paint, stainless steel appliances, LED Lighting, custom cabinets with easy glide drawers/spice rack. This home will not disappoint with an ensuite primary bedroom, faux blinds, covered deck and patio great for entertaining and updates throughout each bathroom including new toilet, marble countertop and tiled shower. The kitchen also boasts butcher block counters, a smart oven with built-in air fryer (start your oven from the store!) and tile backsplash. The HVAC was recently cleaned as well, this gem is truly move in ready! Neighborhood offers pool, weight room, rec room, basketball hoop, playground and more!

21. 2024-05-19
    price $125,500 794-char remark

    Show marketing remark (794 chars)

    New Price! Beautiful manufactured home located in highly sought after all age family park with extensive high-end updates including new heater/heat pump, T-111 siding/exterior paint, stainless steel appliances, LED Lighting, custom cabinets with easy glide drawers/spice rack. This home will not disappoint with an ensuite primary bedroom, faux blinds, covered deck and patio great for entertaining and updates throughout each bathroom including new toilet, marble countertop and tiled shower. The kitchen also boasts butcher block counters, a smart oven with built-in air fryer (start your oven from the store!) and tile backsplash. The HVAC was recently cleaned as well, this gem is truly move in ready! Neighborhood offers pool, weight room, rec room, basketball hoop, playground and more!

22. 2024-05-13
    price $127,500 794-char remark

    Show marketing remark (794 chars)

    New Price! Beautiful manufactured home located in highly sought after all age family park with extensive high-end updates including new heater/heat pump, T-111 siding/exterior paint, stainless steel appliances, LED Lighting, custom cabinets with easy glide drawers/spice rack. This home will not disappoint with an ensuite primary bedroom, faux blinds, covered deck and patio great for entertaining and updates throughout each bathroom including new toilet, marble countertop and tiled shower. The kitchen also boasts butcher block counters, a smart oven with built-in air fryer (start your oven from the store!) and tile backsplash. The HVAC was recently cleaned as well, this gem is truly move in ready! Neighborhood offers pool, weight room, rec room, basketball hoop, playground and more!

23. 2024-04-26
    listed $129,500 Active 794-char remark

    Show marketing remark (794 chars)

    New Price! Beautiful manufactured home located in highly sought after all age family park with extensive high-end updates including new heater/heat pump, T-111 siding/exterior paint, stainless steel appliances, LED Lighting, custom cabinets with easy glide drawers/spice rack. This home will not disappoint with an ensuite primary bedroom, faux blinds, covered deck and patio great for entertaining and updates throughout each bathroom including new toilet, marble countertop and tiled shower. The kitchen also boasts butcher block counters, a smart oven with built-in air fryer (start your oven from the store!) and tile backsplash. The HVAC was recently cleaned as well, this gem is truly move in ready! Neighborhood offers pool, weight room, rec room, basketball hoop, playground and more!

24. 2019-07-01
    soldstatus $70,000 Sold
25. 2019-06-08
    status Pending
26. 2019-05-22
    listed $75,000 Active
27. 1989-06-01
    soldstatus $4,515,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,925
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$2,327
• Taxable income: $11,688
• Est. tax owed @ 24.0%: −$2,805
• After-tax cash flow: $9,461/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: North Clackamas SD 12
• NCES district ID: 4108830
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 43% ▼ -13.00%
• Median HH income: $60,217
• Composite: 32.1/100
• National rank: #5807
• State rank: #22 of 58 in OR

Livability — Happy Valley

• Score: 76/100
• State rank: #76
• US rank: #3386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clackamas County · 361,406 people
• City population: 34,567
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 24,433
• Household income: $87,333
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1166.0

Population outlook (Clackamas County) Hauer SSP2

• Today (2025): 458,456 people
• By 2030: 485,185 · +5.8%
• By 2040: 532,932 · +16.2%
• By 2050: 574,445 · +25.3%
• By 2075: 665,497 · +45.2%
• By 2100: 697,488 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Two or more races 12% Asian 11% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 11% Chinese 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Clackamas

• 2024 margin: Lean D (+9.7) · D 53.4% · R 43.6% · Other 3.0%
• 2008→2024 swing: -0.6pp no change · 2008: 10.4pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+11.1 2016: D+6.1 2012: D+3.5 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.50%
• Current HPI: 295.7295
• Rent YoY: ▲ 2.48%
• 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

-98.2% since first listed

14 events — show timeline

• 2026-04-11 Relisted — RMLS
• 2026-03-17 Pending — RMLS
• 2026-03-09 Price Changed $79,999 RMLS
• 2026-01-20 Price Changed $99,999 RMLS
• 2025-11-18 Listed $114,999 RMLS
• 2024-07-16 Sold (MLS) $130,000 RMLS
• 2024-05-26 Pending — RMLS
• 2024-05-19 Price Changed $125,500 RMLS
• 2024-05-13 Price Changed $127,500 RMLS
• 2024-04-26 Listed $129,500 RMLS
• 2019-07-01 Sold (MLS) $70,000 RMLS
• 2019-06-08 Pending — RMLS
• 2019-05-22 Listed $75,000 RMLS
• 1989-06-01 Sold (Public Records) $4,515,000 Public Records

Property tax history

+35.7%/yr

Latest (2025): $65,772 · +3.7% YoY. Source: county tax records.