14933 S Fox Pointe Dr #316 · Oregon City, OR 97045

$239,900

3 bd · 2.0 ba · 1,728 sqft · Condo · 45 Days on market

Built 1991

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.4/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and beautifully updated 1,728 sq ft home, offering the perfect blend of comfort, style, and functionality. Designed for both everyday living and entertaining, this home features expansive living and family rooms along with a formal dining area. The updated kitchen is a true centerpiece, complete with an island, breakfast bar, stainless steel appliances, abundant cabinetry, and a skylight that fills the space with natural light. Just off the dining room, a sliding glass door opens to a large covered deck—ideal for year-round outdoor enjoyment. This home offers generous bedrooms and two bathrooms, including an updated secondary bath. The large primary retreat provides a private escape with a walk-in closet and a spa-like en suite featuring a soaking tub, walk-in shower, and dual vanity. Additional highlights include floor-to-ceiling windows, three skylights, a cozy pellet stove, ceiling fans, and a stylish mix of luxury plank flooring and carpet throughout.Situated on a street-facing lot, the exterior boasts a covered front deck, manicured lawn, garden beds, and a huge driveway with ample parking for multiple vehicles, plus a double car garage. This home truly has it all—space, upgrades, and thoughtful details inside and out. Don’t miss your opportunity to make it yours!

Key facts

• Spa-like en suite
• Double car garage
• Walk-in closet

Tags

• UPDATED KITCHEN
• LARGE COVERED DECK
• WALK-IN CLOSET
• SPA-LIKE EN SUITE
• FLOOR-TO-CEILING WINDOWS
• DOUBLE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.6% in Oregon City — 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 (#12 in OR, #271 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Oregon City SD 62 (suburban): math 18% / reading 40% proficiency, ranked #40 of 58 in OR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.1%/yr); 408 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 45 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-11,684
• Equity at exit: $35,770

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $12,222
• Equity at exit: $20,742

Cash invested: $67,172 (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 97045

• Rents YoY: 1.1%
• Active inventory: 408
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $501

Break-even live

Break-even rent $1,877

Max offer price $239,900

Occupancy floor 75%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18807 Nutmeg Ln Oregon City, OR	3.0	2.5	2044	$3,200	$1.57	23d	1	0.65mi
14338 S Maple Lane Ct Oregon City, OR	2.0–4.0	1.0–2.0	993	$2,000	$2.01	1d	14	0.74mi
14378 Walnut Grove Way Oregon City, OR	1.0–3.0	1.0–2.0	1015	$2,595	$2.56	1d	24	0.83mi
14155 Beavercreek Rd Oregon City, OR	1.0–3.0	1.0–2.0	878	$1,975	$2.25	1d	4	0.90mi
14155 Beavercreek Rd Apt 235 Oregon City, OR	3.0	2.0	1153	$1,995	$1.73	23d	1	0.90mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-15
   status Pending 1337-char remark

   Show marketing remark (1337 chars)

   Welcome to this spacious and beautifully updated 1,728 sq ft home, offering the perfect blend of comfort, style, and functionality. Designed for both everyday living and entertaining, this home features expansive living and family rooms along with a formal dining area. The updated kitchen is a true centerpiece, complete with an island, breakfast bar, stainless steel appliances, abundant cabinetry, and a skylight that fills the space with natural light. Just off the dining room, a sliding glass door opens to a large covered deck—ideal for year-round outdoor enjoyment. This home offers generous bedrooms and two bathrooms, including an updated secondary bath. The large primary retreat provides a private escape with a walk-in closet and a spa-like en suite featuring a soaking tub, walk-in shower, and dual vanity. Additional highlights include floor-to-ceiling windows, three skylights, a cozy pellet stove, ceiling fans, and a stylish mix of luxury plank flooring and carpet throughout.Situated on a street-facing lot, the exterior boasts a covered front deck, manicured lawn, garden beds, and a huge driveway with ample parking for multiple vehicles, plus a double car garage. This home truly has it all—space, upgrades, and thoughtful details inside and out. Don’t miss your opportunity to make it yours!

2. 2026-05-01
   status Active 1337-char remark

   Show marketing remark (1337 chars)

   Welcome to this spacious and beautifully updated 1,728 sq ft home, offering the perfect blend of comfort, style, and functionality. Designed for both everyday living and entertaining, this home features expansive living and family rooms along with a formal dining area. The updated kitchen is a true centerpiece, complete with an island, breakfast bar, stainless steel appliances, abundant cabinetry, and a skylight that fills the space with natural light. Just off the dining room, a sliding glass door opens to a large covered deck—ideal for year-round outdoor enjoyment. This home offers generous bedrooms and two bathrooms, including an updated secondary bath. The large primary retreat provides a private escape with a walk-in closet and a spa-like en suite featuring a soaking tub, walk-in shower, and dual vanity. Additional highlights include floor-to-ceiling windows, three skylights, a cozy pellet stove, ceiling fans, and a stylish mix of luxury plank flooring and carpet throughout.Situated on a street-facing lot, the exterior boasts a covered front deck, manicured lawn, garden beds, and a huge driveway with ample parking for multiple vehicles, plus a double car garage. This home truly has it all—space, upgrades, and thoughtful details inside and out. Don’t miss your opportunity to make it yours!

3. 2026-04-23
   status Pending 1337-char remark

   Show marketing remark (1337 chars)

   Welcome to this spacious and beautifully updated 1,728 sq ft home, offering the perfect blend of comfort, style, and functionality. Designed for both everyday living and entertaining, this home features expansive living and family rooms along with a formal dining area. The updated kitchen is a true centerpiece, complete with an island, breakfast bar, stainless steel appliances, abundant cabinetry, and a skylight that fills the space with natural light. Just off the dining room, a sliding glass door opens to a large covered deck—ideal for year-round outdoor enjoyment. This home offers generous bedrooms and two bathrooms, including an updated secondary bath. The large primary retreat provides a private escape with a walk-in closet and a spa-like en suite featuring a soaking tub, walk-in shower, and dual vanity. Additional highlights include floor-to-ceiling windows, three skylights, a cozy pellet stove, ceiling fans, and a stylish mix of luxury plank flooring and carpet throughout.Situated on a street-facing lot, the exterior boasts a covered front deck, manicured lawn, garden beds, and a huge driveway with ample parking for multiple vehicles, plus a double car garage. This home truly has it all—space, upgrades, and thoughtful details inside and out. Don’t miss your opportunity to make it yours!

4. 2026-03-23
   listed $239,900 Active 1337-char remark

   Show marketing remark (1337 chars)

   Welcome to this spacious and beautifully updated 1,728 sq ft home, offering the perfect blend of comfort, style, and functionality. Designed for both everyday living and entertaining, this home features expansive living and family rooms along with a formal dining area. The updated kitchen is a true centerpiece, complete with an island, breakfast bar, stainless steel appliances, abundant cabinetry, and a skylight that fills the space with natural light. Just off the dining room, a sliding glass door opens to a large covered deck—ideal for year-round outdoor enjoyment. This home offers generous bedrooms and two bathrooms, including an updated secondary bath. The large primary retreat provides a private escape with a walk-in closet and a spa-like en suite featuring a soaking tub, walk-in shower, and dual vanity. Additional highlights include floor-to-ceiling windows, three skylights, a cozy pellet stove, ceiling fans, and a stylish mix of luxury plank flooring and carpet throughout.Situated on a street-facing lot, the exterior boasts a covered front deck, manicured lawn, garden beds, and a huge driveway with ample parking for multiple vehicles, plus a double car garage. This home truly has it all—space, upgrades, and thoughtful details inside and out. Don’t miss your opportunity to make it yours!

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$829/yr (+$69/mo · 55.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,138
• − Mortgage interest: −$13,438
• − Property taxes: −$1,498
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$6,979
• Taxable income: $2,201
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $5,486/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: Oregon City SD 62
• NCES district ID: 4109330
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $64,272
• Composite: 26.65/100
• National rank: #7169
• State rank: #40 of 58 in OR

Livability — Oregon City

• Score: 87/100
• State rank: #12
• US rank: #271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clackamas County · 361,406 people
• City population: 57,526
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 57,526
• Household income: $103,573
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 1045.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -624.55%
• Current HPI: 301.9661
• Rent YoY: ▲ 1.12%
• 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

4 events — show timeline

• 2026-05-15 Pending — RMLS
• 2026-05-01 Relisted — RMLS
• 2026-04-23 Pending — RMLS
• 2026-03-23 Listed $239,900 RMLS

Property tax history

+4.9%/yr

Latest (2025): $1,498 · +11.1% YoY. Source: county tax records.