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

$125,000

1 bd · 1.0 ba · 737 sqft · Manufactured · 58 Days on market

Manufactured home Built 1998 Good condition $170/sqft · 23% below area Est $162k · 23% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• 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. -4.7

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 $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $81 ($971/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (4.3% below list).
• Recommended offer: $120k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.2% 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 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: 70 active listings in the ZIP; solid renter incomes; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).
• This rent is only 17% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $119,593 (4.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $161,904
• List price: $125,000
• Delta: -10.44%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 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%)	4mo	$229,900	$274	63
65000 E Highway 26 Unit RF20	0.12mi	1/1.0	824 (+12%)	17mo	$205,000	$249	60
64966 E Riverside Dr	0.29mi	2/1.0 (+1)	904 (+23%)	2mo	$427,000	$472	55
65000 E Highway 26 Unit RF11	0.18mi	2/1.0 (+1)	880 (+19%)	18mo	$190,000	$216	47
64954 E Mountain Meadow Ln	0.50mi	2/1.0 (+1)	864 (+17%)	1mo	$382,570	$443	46
65337 E Wemme	0.38mi	2/1.0 (+1)	624 (-15%)	11mo	$369,000	$591	43
66655 E Barlow Trail Rd	1.05mi	1/1.0	595 (-19%)	11mo	$422,000	$709	31
23094 E Wallace Ave	0.94mi	2/2.0 (+1)	915 (+24%)	1mo	$600,000	$656	30
66785 E Oregon St	1.20mi	1/1.0	594 (-19%)	14mo	$430,000	$724	28
66251 E Barlow Trail Rd	0.86mi	2/1.0 (+1)	812 (+10%)	18mo	$385,000	$474	28
23218 E Homer Ave	1.04mi	2/1.0 (+1)	915 (+24%)	11mo	$399,000	$436	26
66151 E Mountain Air Dr	0.81mi	2/1.0 (+1)	864 (+17%)	21mo	$515,000	$596	18

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-15,082
• Equity at exit: $18,638

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-6,422
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $120,000 ($175/sqft)
• Median days on market: 5 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +25.5% 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: 70
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $81

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $167	-5% $124	+0% $81	+5% $38	+10% $-5
Rent	-10% $-14	-5% $34	+0% $81	+5% $128	+10% $175
Rate	-1.0pp $144	-0.5pp $113	base $81	+0.5pp $49	+1.0pp $16

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: $31,250
• Closing costs: $3,750
• 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. 2026-08-08
   days on market $125,000 Active 58 DOM
2. 2026-08-06
   days on market $125,000 Active 56 DOM
3. 2026-08-05
   days on market $125,000 Active 55 DOM
4. 2026-08-04
   days on market $125,000 Active 54 DOM
5. 2026-08-03
   days on market $125,000 Active 53 DOM
6. 2026-07-31
   days on market $125,000 Active 50 DOM
7. 2026-07-30
   days on market $125,000 Active 48 DOM
8. 2026-07-28
   days on market $125,000 Active 47 DOM
9. 2026-07-26
   days on market $125,000 Active 45 DOM
10. 2026-07-24
    days on market $125,000 Active 43 DOM
11. 2026-07-23
    days on market $125,000 Active 42 DOM
12. 2026-07-22
    days on market $125,000 Active 41 DOM
13. 2026-07-21
    days on market $125,000 Active 40 DOM
14. 2026-07-20
    days on market $125,000 Active 39 DOM
15. 2026-07-18
    days on market $125,000 Active 37 DOM
16. 2026-07-18
    days on market $125,000 Active 36 DOM
17. 2026-07-16
    days on market $125,000 Active 35 DOM
18. 2026-07-15
    days on market $125,000 Active 34 DOM
19. 2026-07-14
    days on market $125,000 Active 33 DOM
20. 2026-07-13
    days on market $125,000 Active 32 DOM
21. 2026-07-13
    days on market $125,000 Active 31 DOM
22. 2026-07-11
    days on market $125,000 Active 30 DOM
23. 2026-07-10
    days on market $125,000 Active 29 DOM
24. 2026-07-09
    days on market $125,000 Active 28 DOM
25. 2026-07-07
    days on market $125,000 Active 26 DOM
26. 2026-07-06
    days on market $125,000 Active 25 DOM
27. 2026-07-05
    days on market $125,000 Active 24 DOM
28. 2026-07-03
    days on market $125,000 Active 22 DOM
29. 2026-07-02
    days on market $125,000 Active 21 DOM
30. 2026-07-01
    days on market $125,000 Active 20 DOM
31. 2026-06-30
    days on market $125,000 Active 19 DOM
32. 2026-06-29
    days on market $125,000 Active 18 DOM
33. 2026-06-28
    days on market $125,000 Active 17 DOM
34. 2026-06-27
    days on market $125,000 Active 16 DOM
35. 2026-06-26
    days on market $125,000 Active 15 DOM
36. 2026-06-24
    days on market $125,000 Active 13 DOM
37. 2026-06-22
    days on market $125,000 Active 11 DOM
38. 2026-06-21
    days on market $125,000 Active 10 DOM
39. 2026-06-18
    days on market $125,000 Active 7 DOM
40. 2026-06-17
    days on market $125,000 Active 6 DOM
41. 2026-06-16
    days on market $125,000 Active 5 DOM
42. 2026-06-15
    days on market $125,000 Active 4 DOM
43. 2026-06-13
    days on market $125,000 Active 2 DOM
44. 2026-06-13
    pricedays on marketlisting id $125,000 Active 1 DOM
45. 2026-06-03
    days on market $145,000 Active 182 DOM
46. 2026-06-02
    days on market $145,000 Active 181 DOM
47. 2026-06-01
    days on market $145,000 Active 180 DOM
48. 2026-05-31
    days on market $145,000 Active 179 DOM
49. 2026-04-05
    price $145,000 1033-char remark
50. 2025-12-03
    listed $149,900 Active 1033-char remark

ⓘ 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: $14,351
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,636
• Taxable loss: −$1,083
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,231/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