70100 E Highway 26 #2 · Mount Hood Villages, OR 97067

$89,500

3 bd · 2.0 ba · 924 sqft · Condo · 20 Days on market

Built 1992

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

Listing remarks

Clean and Move in Ready single wide 3 bedroom 2 bath mobile home in Zig Zag Estates! Has carport attached and large covered deck. Peaceful living and beautiful location. Water and sewer included in rent space!

Key facts

• Carport attached
• Large covered deck
• Built 1992

Tags

• CARPORT ATTACHED
• LARGE COVERED DECK

Property features AI

Finance

• Other: Main level area approximately 924; Lot size range listed as 0K to 2,999 SqFt; View: Trees/Woods; Park contact required for park rules and applications
• HOA & community: Park utilities include water and sewer; Located in Zig Zag Estates mobile home park; Monthly lot rent of $850

Exterior

• Parking: Carport; Driveway
• Utilities: Electric fuel; Community water; Shared septic
• Home design: Manufactured home in a park; Single-story (main level living); Manufacturer: Fleetwood; Built in 1992; Resale condition
• Construction: Metal roof; T-111 siding; Built in 1992; Trio building area description
• Exterior features: Metal roof; Deck; T-111 siding; Level lot; Paved road access; Views of trees/woods

Interior

• Kitchen: Dishwasher; Garbage disposal; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom (Main level); Second bedroom (Main level); Third bedroom (Main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No cooling system
• Interior features: Laminate flooring; Living room; Dining room; Family room; Great room
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.7% 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 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: 54 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 $619 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,157 (1.5% below list)

Questions for the listing agent

1. 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?
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 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: 2.29% ✓
• Cap rate: 20.69%
• Cash-on-cash: 51.43%
• DSCR: 3.29
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 49.3%
• Equity multiple: 3.15×
• Total profit: $53,886
• Equity at exit: $13,345

10-year hold

• IRR: 54.8%
• Equity multiple: 6.38×
• Total profit: $134,948
• Equity at exit: $7,738

Cash invested: $25,060 (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 97067

• Home prices YoY: -21.2%
• Active inventory: 54
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,074

Break-even live

Break-even rent $692

Max offer price $89,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,125	-5% $1,099	+0% $1,074	+5% $1,049	+10% $1,023
Rent	-10% $912	-5% $993	+0% $1,074	+5% $1,155	+10% $1,236
Rate	-1.0pp $1,119	-0.5pp $1,097	base $1,074	+0.5pp $1,051	+1.0pp $1,027

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $89,500 Active 20 DOM
2. 2026-06-17
   days on market $89,500 Active 19 DOM
3. 2026-06-16
   days on market $89,500 Active 18 DOM
4. 2026-06-15
   days on market $89,500 Active 17 DOM
5. 2026-06-13
   days on market $89,500 Active 15 DOM
6. 2026-06-13
   pricedays on market $89,500 Active 14 DOM
7. 2026-06-09
   days on market $99,500 Active 11 DOM
8. 2026-06-08
   days on market $99,500 Active 10 DOM
9. 2026-06-07
   remarks 209-char remark
10. 2026-06-07
    days on market $99,500 Active 9 DOM
11. 2026-06-03
    days on market $99,500 Active 5 DOM
12. 2026-06-02
    days on market $99,500 Active 4 DOM
13. 2026-06-01
    days on market $99,500 Active 3 DOM
14. 2026-05-31
    days on market $99,500 Active 2 DOM

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$387/yr (+$32/mo · 80.5%)

ⓘ 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 2/10 Low 8 d/yr ≥84°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: $24,618
• − Mortgage interest: −$5,013
• − Property taxes: −$481
• − Insurance: −$448
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$2,604
• Taxable income: $12,134
• Est. tax owed @ 24.0%: −$2,912
• After-tax cash flow: $9,976/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 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

• City population: 2,285
• Population (ZIP): 2,285

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 (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%

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

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

1 event — show timeline

• 2026-05-29 Listed $99,500 RMLS

Property tax history

+3.8%/yr

Latest (2025): $481 · +10.2% YoY. Source: county tax records.