18780 Central Point Rd #19 · Oregon City, OR 97045

$190,000

3 bd · 2.0 ba · 1,650 sqft · Condo · 139 Days on market

Built 1991 ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Beautifully maintained and truly move-in ready, this double-wide manufactured home in Mt. Pleasant Mobile Home Park offers comfort and style in the heart of desirable Oregon City. This 3-bedroom, 2-bath home features a spacious open living and dining area, perfect for entertaining. The updated kitchen shines with stainless steel appliances, a center island, and a cozy breakfast nook. The private primary suite sits at one end of the home and includes a full bath and dual closets. Two additional bedrooms and a second full bath on the opposite end of the home provide plenty of space for family or guests. A dedicated laundry room with outside access adds convenience. Step outside to enjoy a large front deck, yard space with raised garden beds, a tool shed, and a covered carport. Recent upgrades include new windows, appliances, flooring, insulation, roof, interior/exterior paint, lighting, bathrooms, decks, and more. Located just minutes from local restaurants, shopping, Canemah Bluff Nature Park’s hiking trails, and Oregon City Golf Club, this home also has a fantastic bike score. A perfect blend of modern updates and an ideal location. *Space rent is $895 and does not include utilities.

Key facts

• Raised garden beds
• Updated kitchen
• Large front deck

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• UPDATED KITCHEN
• PRIVATE PRIMARY SUITE
• DEDICATED LAUNDRY ROOM
• LARGE FRONT DECK
• RAISED GARDEN BEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 + 1.1% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 6.3

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $16,418
• Equity at exit: $28,330

10-year hold

• IRR: 15.7%
• Equity multiple: 2.17×
• Total profit: $62,489
• Equity at exit: $16,428

Cash invested: $53,200 (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 97045

• Rents YoY: 1.1%
• Active inventory: 408
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$996
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $815

Break-even live

Break-even rent $1,487

Max offer price $190,000

Occupancy floor 63%

Sensitivity live

Price	-10% $923	-5% $869	+0% $815	+5% $762	+10% $708
Rent	-10% $616	-5% $716	+0% $815	+5% $915	+10% $1,014
Rate	-1.0pp $911	-0.5pp $864	base $815	+0.5pp $766	+1.0pp $716

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Ella St Oregon City, OR	3.0	2.0	1152	$2,549	$2.21	44d	1	0.50mi
1026 Prospect St Oregon City, OR	2.0	2.0	1074	$2,450	$2.28	12d	1	0.65mi
1024 Prospect St Oregon City, OR	3.0	1.0	1280	$2,075	$1.62	44d	1	0.65mi
581 Holmes Ln Unit 22 Oregon City, OR	2.0	1.5	1120	$1,545	$1.38	24d	1	0.71mi
150 Narain Ct Oregon City, OR	4.0	2.0	2200	$3,500	$1.59	24d	1	0.71mi
1054 Woodlawn Ave Oregon City, OR	3.0	1.5	1455	$2,750	$1.89	24d	1	0.75mi
505 Brighton Ave Oregon City, OR	3.0	2.0	1733	$2,750	$1.59	20d	1	0.85mi
630 Pleasant Ave Oregon City, OR	2.0	1.0–1.5	724	$1,749	$2.42	3d	4	0.88mi
19719 Nevin Ct Oregon City, OR	4.0	2.5	2031	$3,450	$1.70	4d	1	1.17mi
14155 Beavercreek Rd Oregon City, OR	1.0–3.0	1.0–2.0	878	$1,975	$2.25	2d	4	1.32mi
14155 Beavercreek Rd Apt 235 Oregon City, OR	3.0	2.0	1153	$1,995	$1.73	24d	1	1.32mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-09
   days on market $190,000 Active 139 DOM
2. 2026-06-08
   days on market $190,000 Active 138 DOM
3. 2026-06-07
   days on market $190,000 Active 137 DOM
4. 2026-06-03
   days on market $190,000 Active 133 DOM
5. 2026-06-02
   days on market $190,000 Active 132 DOM
6. 2026-06-01
   days on market $190,000 Active 131 DOM
7. 2026-05-31
   days on market $190,000 Active 130 DOM
8. 2026-04-30
   price $190,000 1208-char remark

   Show marketing remark (1208 chars)

   Beautifully maintained and truly move-in ready, this double-wide manufactured home in Mt. Pleasant Mobile Home Park offers comfort and style in the heart of desirable Oregon City. This 3-bedroom, 2-bath home features a spacious open living and dining area, perfect for entertaining. The updated kitchen shines with stainless steel appliances, a center island, and a cozy breakfast nook. The private primary suite sits at one end of the home and includes a full bath and dual closets. Two additional bedrooms and a second full bath on the opposite end of the home provide plenty of space for family or guests. A dedicated laundry room with outside access adds convenience. Step outside to enjoy a large front deck, yard space with raised garden beds, a tool shed, and a covered carport. Recent upgrades include new windows, appliances, flooring, insulation, roof, interior/exterior paint, lighting, bathrooms, decks, and more. Located just minutes from local restaurants, shopping, Canemah Bluff Nature Park’s hiking trails, and Oregon City Golf Club, this home also has a fantastic bike score. A perfect blend of modern updates and an ideal location. *Space rent is $895 and does not include utilities.

9. 2026-03-26
   price $195,000 1208-char remark

   Show marketing remark (1208 chars)

   Beautifully maintained and truly move-in ready, this double-wide manufactured home in Mt. Pleasant Mobile Home Park offers comfort and style in the heart of desirable Oregon City. This 3-bedroom, 2-bath home features a spacious open living and dining area, perfect for entertaining. The updated kitchen shines with stainless steel appliances, a center island, and a cozy breakfast nook. The private primary suite sits at one end of the home and includes a full bath and dual closets. Two additional bedrooms and a second full bath on the opposite end of the home provide plenty of space for family or guests. A dedicated laundry room with outside access adds convenience. Step outside to enjoy a large front deck, yard space with raised garden beds, a tool shed, and a covered carport. Recent upgrades include new windows, appliances, flooring, insulation, roof, interior/exterior paint, lighting, bathrooms, decks, and more. Located just minutes from local restaurants, shopping, Canemah Bluff Nature Park’s hiking trails, and Oregon City Golf Club, this home also has a fantastic bike score. A perfect blend of modern updates and an ideal location. *Space rent is $895 and does not include utilities.

10. 2026-01-24
    price $200,000 1208-char remark

    Show marketing remark (1208 chars)

    Beautifully maintained and truly move-in ready, this double-wide manufactured home in Mt. Pleasant Mobile Home Park offers comfort and style in the heart of desirable Oregon City. This 3-bedroom, 2-bath home features a spacious open living and dining area, perfect for entertaining. The updated kitchen shines with stainless steel appliances, a center island, and a cozy breakfast nook. The private primary suite sits at one end of the home and includes a full bath and dual closets. Two additional bedrooms and a second full bath on the opposite end of the home provide plenty of space for family or guests. A dedicated laundry room with outside access adds convenience. Step outside to enjoy a large front deck, yard space with raised garden beds, a tool shed, and a covered carport. Recent upgrades include new windows, appliances, flooring, insulation, roof, interior/exterior paint, lighting, bathrooms, decks, and more. Located just minutes from local restaurants, shopping, Canemah Bluff Nature Park’s hiking trails, and Oregon City Golf Club, this home also has a fantastic bike score. A perfect blend of modern updates and an ideal location. *Space rent is $895 and does not include utilities.

11. 2025-09-12
    listed $202,500 Active 1208-char remark

    Show marketing remark (1208 chars)

    Beautifully maintained and truly move-in ready, this double-wide manufactured home in Mt. Pleasant Mobile Home Park offers comfort and style in the heart of desirable Oregon City. This 3-bedroom, 2-bath home features a spacious open living and dining area, perfect for entertaining. The updated kitchen shines with stainless steel appliances, a center island, and a cozy breakfast nook. The private primary suite sits at one end of the home and includes a full bath and dual closets. Two additional bedrooms and a second full bath on the opposite end of the home provide plenty of space for family or guests. A dedicated laundry room with outside access adds convenience. Step outside to enjoy a large front deck, yard space with raised garden beds, a tool shed, and a covered carport. Recent upgrades include new windows, appliances, flooring, insulation, roof, interior/exterior paint, lighting, bathrooms, decks, and more. Located just minutes from local restaurants, shopping, Canemah Bluff Nature Park’s hiking trails, and Oregon City Golf Club, this home also has a fantastic bike score. A perfect blend of modern updates and an ideal location. *Space rent is $895 and does not include utilities.

12. 2023-08-22
    soldstatus $192,500 Closed 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

13. 2023-08-22
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

14. 2023-08-12
    price $199,900 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

15. 2023-08-10
    status Active 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

16. 2023-08-07
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

17. 2023-07-27
    status Active 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

18. 2023-07-24
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

19. 2023-07-10
    listed $210,000 Active 755-char remark

    Show marketing remark (755 chars)

    Stunning double wide manufactured home in the desirable heart of Oregon City. Recently remodeled from top to bottom, this home offers 3 bed, 2 bath, and a massive 1,650 sqft of living space. Enter into the big open living room/dining room combo perfect for entertaining, large kitchen w/ stainless steel appliances & center island, breakfast table area, laundry room, spacious guest beds with jack & jill bathroom to the laundry. Outside you have a big front deck, private back door entrance, tool shed, yard space and more. New upgrades include; new windows, new appliances, new floor, new walls, new insulation, new roof, new paint inside & out, new carport, new lighting, new bathrooms, new decks & more. Space rent is only $795/month!

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$649/yr (+$54/mo · 54.3%)

ⓘ 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 ≥93°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: $30,235
• − Mortgage interest: −$10,643
• − Property taxes: −$1,194
• − Insurance: −$950
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − Depreciation: −$5,527
• Taxable income: $7,082
• Est. tax owed @ 24.0%: −$1,700
• After-tax cash flow: $8,085/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

• Census place: Oregon City, OR
• 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

-9.5% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $190,000 RMLS
• 2026-03-26 Price Changed $195,000 RMLS
• 2026-01-24 Price Changed $200,000 RMLS
• 2025-09-12 Listed $202,500 RMLS
• 2023-08-22 Sold (MLS) $192,500 RMLS
• 2023-08-22 Pending — RMLS
• 2023-08-12 Price Changed $199,900 RMLS
• 2023-08-10 Relisted — RMLS
• 2023-08-07 Pending — RMLS
• 2023-07-27 Relisted — RMLS
• 2023-07-24 Pending — RMLS
• 2023-07-10 Listed $210,000 RMLS

Property tax history

+4.8%/yr

Latest (2025): $1,194 · +10.2% YoY. Source: county tax records.