29544 E Road 12 · Rhododendron, OR 97049

$200,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily · 5 Days on market

Built 1934 Fair condition 0.43 ac lot

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked among the trees in Rhododendron on the banks of Still Creek, this classic forest service cabin sits on a private . 43-acre wooded lot near everything Mt. Hood has to offer. The gentle presence of the creek and surrounding forest create a peaceful setting year-round. Hardwood floors run throughout much of the home, while skylights and large windows bring in natural light and peaceful forest views. New roof and water heater. The living room features a wood stove insert with brick surround, creating a cozy gathering space. Two bedrooms, one bathroom, and a functional single-level layout make for an ideal weekend getaway. Extra bonus space upstairs could be finished. Enjoy your morning c

Key facts

• Large windows
• Private wooded lot
• Skylights

Tags

• PRIVATE WOODED LOT
• HARDWOOD FLOORS
• SKYLIGHTS
• LARGE WINDOWS
• WOOD STOVE INSERT
• BONUS SPACE UPSTAIRS

Property features AI

Finance

• Other: Lot approximately 0.43 acres (15,000–19,999 sq ft); Gravel road access

Exterior

• Utilities: Community water; Standard septic system; Wood-burning fuel for stove
• Home design: Single-family residence; Resale property; One-story (main living on one level); Trees/woods view
• Construction: Built in 1934; Cedar and shingle siding; Composition roof; TRIO building area description
• Exterior features: Deck; Wooded lot with trees; Creek frontage (Still Creek)

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Vinyl flooring in the kitchen
• Bedrooms: Primary bedroom on main level with hardwood floors; Second bedroom on main level with hardwood floors
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Ceiling fans; Hardwood floors; Vinyl flooring; Wood-framed windows; Fireplace with insert; One-level accessibility; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Oregon Trail SD 46 (town): math 47% / reading 64% proficiency, ranked #12 of 183 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Welches Elementary School (190 students, 42% FRL); Welches Middle School (89 students, 44% FRL); Sandy High School (1,440 students, 32% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 45 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1934 — 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. 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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $515,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30352 E Road 12	0.52mi	2/2.0	1,095 (+6%)	10mo	$545,000	$498	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-18,279
• Equity at exit: $29,821

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,363
• Equity at exit: $17,292

Cash invested: $56,000 (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 97049

• Home prices YoY: -28.4%
• Active inventory: 45
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $221

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 84%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $200,000 Active 5 DOM
2. 2026-06-17
   days on market $200,000 Active 4 DOM
3. 2026-06-16
   days on market $200,000 Active 3 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $200,000 Active 2 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,357
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$5,818
• Taxable loss: −$561
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $2,791/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and landscaping.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen countertops — worn condition
• Major bathroom fixtures — dated and worn condition
• Major exterior paint — peeling condition
• Major interior paint — peeling condition
• Moderate windows — some appear old and worn

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both exterior painting — painting the exterior would improve curb appeal and increase both resale and rental value
• Both landscaping — landscaping would improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen countertops · worn condition	Major	$15,000–50,000
bathroom fixtures · dated and worn condition	Major	$15,000–50,000
exterior paint · peeling condition	Major	$15,000–50,000
interior paint · peeling condition	Major	$15,000–50,000
windows · some appear old and worn	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both exterior painting — painting the exterior would improve curb appeal and increase both resale and rental value ↑
• Both landscaping — landscaping would improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oregon Trail SD 46
• NCES district ID: 4110890
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $61,406
• Composite: 50.19/100
• National rank: #4075
• State rank: #12 of 183 in OR

Livability — Rhododendron

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rhododendron, OR
• Population (ZIP): 2,015

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 4% Scottish 3% Italian 3%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Chinese 1%

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: ▼ -118.02%
• Current HPI: 297.7871
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-13 Listed $200,000 RMLS