65000 E Highway 26 Unit WFB2 · Mount Hood Villages, OR 97067

$115,000

1 bd · 1.0 ba · 737 sqft · Manufactured · 104 Days on market

Manufactured home Built 1998 Good condition $156/sqft · 50% below area Est $230k · 50% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -5.7

Listing remarks

This charming cabin nestled in the trees features a vaulted ceiling and an open-concept feel. The cabin has a private deck that wraps around to the back, offering a peaceful wooded view. It includes a convenient loft space that could serve as an additional bed, playroom, or office. Additionally, the property includes a storage shed and two dedicated parking spaces. Mt Hood Village offers a private, scenic community that provides excellent amenities, including swimming pool, hot tub, sauna, game room, community center, laundry facilities, a recreation center, and access to numerous hiking trails and nature areas.

Key facts

• Private deck
• Vaulted ceiling
• Storage shed

Tags

• VAULTED CEILING
• PRIVATE DECK
• WOODED VIEW
• LOFT SPACE
• STORAGE SHED
• DEDICATED PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.5% in Mount Hood Villages — 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: area grade B — 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: 78 active listings in the ZIP; 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 $795 of loan paydown is wiped out by about $3k 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 104 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $229,900
• List price: $115,000
• Delta: -49.98%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65000 E Highway 26 Unit RF 26	0.11mi	2/1.0 (+1)	840 (+14%)	6mo	$229,900	$274	62
65000 E Highway 26 Unit RF20	0.12mi	1/1.0	824 (+12%)	19mo	$205,000	$249	59
64966 E Riverside Dr	0.29mi	2/1.0 (+1)	904 (+23%)	4mo	$427,000	$472	54
65000 E Highway 26 Unit RF11	0.18mi	2/1.0 (+1)	880 (+19%)	19mo	$190,000	$216	46
64954 E Mountain Meadow Ln	0.50mi	2/1.0 (+1)	864 (+17%)	2mo	$382,570	$443	44
65337 E Wemme	0.38mi	2/1.0 (+1)	624 (-15%)	12mo	$369,000	$591	42
66655 E Barlow Trail Rd	1.05mi	1/1.0	595 (-19%)	13mo	$422,000	$709	30
23094 E Wallace Ave	0.94mi	2/2.0 (+1)	915 (+24%)	2mo	$600,000	$656	29
66785 E Oregon St	1.20mi	1/1.0	594 (-19%)	16mo	$430,000	$724	27
66251 E Barlow Trail Rd	0.86mi	2/1.0 (+1)	812 (+10%)	20mo	$385,000	$474	26
23218 E Homer Ave	1.04mi	2/1.0 (+1)	915 (+24%)	12mo	$399,000	$436	25
66151 E Mountain Air Dr	0.81mi	2/1.0 (+1)	864 (+17%)	23mo	$515,000	$596	16

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,008
• Equity at exit: $17,147

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $17,558
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $115,000 ($167/sqft)
• Median days on market: 48 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +87.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97067

• Home prices YoY: -21.2%
• Active inventory: 78
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $245

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $325	-5% $285	+0% $245	+5% $205	+10% $166
Rent	-10% $141	-5% $193	+0% $245	+5% $297	+10% $349
Rate	-1.0pp $303	-0.5pp $274	base $245	+0.5pp $215	+1.0pp $185

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Directions: Highway 26 to Mt Hood Village. Past 1st gate, turn right, follow to the 2nd gate at White Fir Bluff.
• Financial info: Monthly lot rent
• HOA & community: Park amenities: cable TV, commons, gated community, management, meeting room, party room, pool, recreation facilities, road maintenance, sauna, sewer, snow removal, spa/hot tub, trash, water, weight roomPark name: Mt Hood VillagePet restrictions: See park rules and regsLand lease in effect (lease expires June 1, 2031)

Exterior

• Parking: Parking pad
• Security: Limited accessSecurity gate
• Utilities: Propane fuelCommunity waterCommunity sewerCable internet
• Home design: Manufactured home in park (Norwester model)Residential, resalePrevious building area configurationSeasonal/territorial/trees view
• Construction: Built in 1998Skirting foundation
• Exterior features: Metal roofDeckTool shedCedar exteriorLevel site with treesPaved road accessLeased land

Interior

• Kitchen: Free-standing gas rangeFree-standing refrigeratorPantryStainless steel appliances
• Bedrooms: Primary bedroom (Main)Loft (Upper)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (Main)
• Heating & cooling: Forced air heatingMini-split heating and cooling
• Interior features: Ceiling fan(s)Vaulted ceiling(s)LaundryDouble pane windowsCrawl space
• Laundry & utility: Laundry areaElectric hot water

Listing history 50 events

1. 2026-09-23
   days on market $115,000 Active 104 DOM
2. 2026-09-22
   days on market $115,000 Active 103 DOM
3. 2026-09-21
   days on market $115,000 Active 102 DOM
4. 2026-09-20
   days on market $115,000 Active 101 DOM
5. 2026-09-19
   days on market $115,000 Active 100 DOM
6. 2026-09-18
   days on market $115,000 Active 99 DOM
7. 2026-09-17
   days on market $115,000 Active 98 DOM
8. 2026-09-16
   days on market $115,000 Active 97 DOM
9. 2026-09-15
   days on market $115,000 Active 96 DOM
10. 2026-09-14
    days on market $115,000 Active 95 DOM
11. 2026-09-13
    days on market $115,000 Active 94 DOM
12. 2026-09-12
    days on market $115,000 Active 93 DOM
13. 2026-09-11
    days on market $115,000 Active 92 DOM
14. 2026-09-05
    days on market $115,000 Active 86 DOM
15. 2026-09-04
    days on market $115,000 Active 85 DOM
16. 2026-09-03
    days on market $115,000 Active 84 DOM
17. 2026-08-31
    days on market $115,000 Active 81 DOM
18. 2026-08-30
    days on market $115,000 Active 80 DOM
19. 2026-08-29
    days on market $115,000 Active 79 DOM
20. 2026-08-28
    days on market $115,000 Active 78 DOM
21. 2026-08-27
    days on market $115,000 Active 77 DOM
22. 2026-08-26
    days on market $115,000 Active 76 DOM
23. 2026-08-25
    days on market $115,000 Active 75 DOM
24. 2026-08-24
    days on market $115,000 Active 74 DOM
25. 2026-08-23
    days on market $115,000 Active 73 DOM
26. 2026-08-22
    days on market $115,000 Active 72 DOM
27. 2026-08-21
    days on market $115,000 Active 71 DOM
28. 2026-08-20
    days on market $115,000 Active 70 DOM
29. 2026-08-19
    days on market $115,000 Active 69 DOM
30. 2026-08-18
    days on market $115,000 Active 68 DOM
31. 2026-08-17
    days on market $115,000 Active 67 DOM
32. 2026-08-16
    days on market $115,000 Active 66 DOM
33. 2026-08-15
    days on market $115,000 Active 65 DOM
34. 2026-08-14
    pricedays on market $115,000 Active 64 DOM
35. 2026-08-13
    days on market $125,000 Active 63 DOM
36. 2026-08-11
    days on market $125,000 Active 61 DOM
37. 2026-08-10
    days on market $125,000 Active 60 DOM
38. 2026-08-09
    days on market $125,000 Active 59 DOM
39. 2026-08-08
    days on market $125,000 Active 58 DOM
40. 2026-08-06
    days on market $125,000 Active 56 DOM
41. 2026-08-05
    days on market $125,000 Active 55 DOM
42. 2026-08-04
    days on market $125,000 Active 54 DOM
43. 2026-08-03
    days on market $125,000 Active 53 DOM
44. 2026-07-31
    days on market $125,000 Active 50 DOM
45. 2026-07-30
    days on market $125,000 Active 48 DOM
46. 2026-07-28
    days on market $125,000 Active 47 DOM
47. 2026-07-26
    days on market $125,000 Active 45 DOM
48. 2026-07-24
    days on market $125,000 Active 43 DOM
49. 2026-07-23
    days on market $125,000 Active 42 DOM
50. 2026-07-22
    days on market $125,000 Active 41 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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,794
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,345
• Taxable income: $1,180
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,657/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

Good 80/100 Cosmetic rehab Est. rehab $3,685–$11,055 screening

This well-maintained cabin is in good condition with a good condition score of 80. It has a good exterior, interior, and HVAC systems. The home is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Welches Elementary School Middle Welches Middle School High Sandy High School

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 — Mount Hood Villages

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

Census & demographics

• Census place: Mount Hood Villages, OR
• County: Clackamas · 458,456 people
• City population: 2,285
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 2,285
• Household income: $86,429
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 21% Hispanic / Latino 19%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Lithuanian 6% Italian 4% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 11%

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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: ▼ -83.81%
• Current HPI: 310.9922
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Property features AI

Finance

• Other: Directions: Highway 26 to Mt Hood Village. Past 1st gate, turn right, follow to the 2nd gate at White Fir Bluff.
• Financial info: Monthly lot rent
• HOA & community: Park amenities: cable TV, commons, gated community, management, meeting room, party room, pool, recreation facilities, road maintenance, sauna, sewer, snow removal, spa/hot tub, trash, water, weight roomPark name: Mt Hood VillagePet restrictions: See park rules and regsLand lease in effect (lease expires June 1, 2031)

Exterior

• Parking: Parking pad
• Security: Limited accessSecurity gate
• Utilities: Propane fuelCommunity waterCommunity sewerCable internet
• Home design: Manufactured home in park (Norwester model)Residential, resalePrevious building area configurationSeasonal/territorial/trees view
• Construction: Built in 1998Skirting foundation
• Exterior features: Metal roofDeckTool shedCedar exteriorLevel site with treesPaved road accessLeased land

Interior

• Kitchen: Free-standing gas rangeFree-standing refrigeratorPantryStainless steel appliances
• Bedrooms: Primary bedroom (Main)Loft (Upper)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (Main)
• Heating & cooling: Forced air heatingMini-split heating and cooling
• Interior features: Ceiling fan(s)Vaulted ceiling(s)LaundryDouble pane windowsCrawl space
• Laundry & utility: Laundry areaElectric hot water

Price history

1 event — show timeline

• 2026-06-11 Listed $125,000 RMLS