6571 Oakridge Dr · Gladstone, OR 97027

$265,000

5 bd · 3.0 ba · 2,774 sqft · SingleFamily public records · 115 Days on market

Built 1976 8,276 sqft lot $50/mo HOA · 2% of rent ↓ 6% since listing

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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 +21.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.9/10.0
• Schools +6.4/10.0
• Livability +4.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LARGE PRICE CORRECTION! Spacious daylight ranch with endless potential! Situated on a generous 8,276 sq ft lot, this 5-bedroom, 3-bathroom home offers ample space and a versatile layout. The main level features beautiful hardwood floors, a bright living room, and a functional kitchen. Step out onto the covered deck and enjoy views of the green backdrop. The lower level boasts a huge 2nd living room with a cozy fireplace, two additional bedrooms, a full bathroom, and a separate exterior entrance — ideal for a potential mother-in-law suite or rental opportunity. Tons of storage space in the oversized garage. While this home needs some TLC, including foundation work, it presents an excel

Key facts

• Covered deck
• Huge family room
• Cozy fireplace

Tags

• COVERED DECK
• HUGE FAMILY ROOM
• COZY FIREPLACE
• SEPARATE EXTERIOR ENTRANCE
• POTENTIAL MOTHER-IN-LAW SUITE
• RENTAL OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.9% in Gladstone — 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 89/100 on livability (#7 in OR, #168 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living D-.
• Gladstone SD 115 (suburban): math 75% / reading 75% proficiency, ranked #2 of 58 in OR (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: John Wetten Elementary School (574 students, 42% FRL); Walter L Kraxberger Middle School (373 students, 39% FRL); Gladstone High School (594 students, 35% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents flat; 43 active listings in the ZIP; solid renter incomes; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).
• This rent runs 40% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 115 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $70k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $241,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $646,342
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5625 SE Jennings Ave	0.41mi	5/3.0	2,780 (+0%)	3mo	$610,000	$219	78
5814 SE Clayson Ave	0.38mi	5/3.0	2,641 (-5%)	3mo	$615,000	$233	72
17900 Monticello Dr	0.32mi	4/3.0 (-1)	2,877 (+4%)	3mo	$617,000	$214	71
17915 Monticello Dr	0.29mi	4/3.0 (-1)	2,590 (-7%)	3mo	$580,000	$224	68
6033 SE Brewster Pl	0.58mi	4/3.0 (-1)	2,744 (-1%)	1mo	$819,000	$298	65
330 Patricia Dr	0.61mi	5/3.0	2,856 (+3%)	4mo	$565,000	$198	64
17485 Monticello Dr	0.31mi	4/3.0 (-1)	2,570 (-7%)	6mo	$550,000	$214	64
5503 SE Colony Cir	0.53mi	4/3.0 (-1)	2,611 (-6%)	3mo	$620,000	$237	58
7005 Debbie Ct	0.43mi	5/3.0	2,431 (-12%)	4mo	$637,875	$262	56
16455 Devonshire Dr	0.45mi	4/3.0 (-1)	2,450 (-12%)	5mo	$635,000	$259	50
16635 SE Sunridge Ln	0.60mi	4/3.0 (-1)	2,427 (-12%)	1mo	$665,000	$274	46
7693 SE Strawberry Ln	0.73mi	4/3.0 (-1)	2,456 (-12%)	4mo	$544,000	$221	38

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-24,172
• Equity at exit: $39,512

10-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-15,652
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

ZIP-level market 97027

• Rents YoY: 0.6%
• Active inventory: 43
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,148 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$530 /mo · $6,356/yr
• Insurance: −$110
• HOA: −$50
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $407

Break-even live

Break-even rent $2,633

Max offer price $265,000

Occupancy floor 82%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 7 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   status Active
3. 2025-11-06
   price $314,900
4. 2025-10-02
   status Active
5. 2025-09-25
   status Pending
6. 2025-09-22
   price $327,000
7. 2025-08-22
   listed $334,900 Active

ⓘ 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: $6,356 · $530/mo
• Projected year-2 tax: $6,356 · $530/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,776
• − Mortgage interest: −$14,844
• − Property taxes: −$6,356
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,022
• − Management: −$3,022
• − HOA: −$600
• − Depreciation: −$7,709
• Taxable income: $898
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $4,671/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: Gladstone SD 115
• NCES district ID: 4105610
• Math proficiency: 75% ▲ 40.00%
• Reading proficiency: 75% ▲ 21.00%
• Median HH income: $53,736
• Composite: 63.88/100
• National rank: #589
• State rank: #2 of 58 in OR

Livability — Gladstone

• Score: 89/100
• State rank: #7
• US rank: #168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladstone, OR
• County: Clackamas County · 361,406 people
• City population: 12,347
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 12,347
• Household income: $94,375
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 494.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 9% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5% Tagalog/Filipino 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: ▼ -332.75%
• Current HPI: 313.7905
• Rent YoY: ▲ 0.62%
• 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

-6.0% since first listed

7 events — show timeline

• 2026-04-20 Pending — RMLS
• 2026-04-07 Relisted — RMLS
• 2025-11-06 Price Changed $314,900 RMLS
• 2025-10-02 Relisted — RMLS
• 2025-09-25 Pending — RMLS
• 2025-09-22 Price Changed $327,000 RMLS
• 2025-08-22 Listed $334,900 RMLS

Property tax history

+2.6%/yr

Latest (2025): $6,356 · +2.9% YoY. Source: county tax records.