18780 S Central Point Rd #37 · Oregon City, OR 97045

$210,995

3 bd · 2.0 ba · 1,333 sqft · Other · 200 Days on market

Built 2026 $158/sqft · 16% above area Est $182k · 16% over ↓ 5% since listing

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Why this score? — see what drove the D 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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +4.4/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new home to Mt Pleasant! An all aged community with space rent at $895. Mt Pleasant is located right of central point road, it has main office, walking paths through the greenery. This home comes with all new stainless steel kitchen appliances, walk in master bath shower, brand new tool shed and carpet. Home comes with manufacturer warranty of 1 year.

Key facts

• Brand new tool shed
• Walking paths
• 2 garage spots

Tags

• WALKING PATHS
• WALK IN MASTER BATH SHOWER
• BRAND NEW TOOL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $211k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $204k (3.3% below list).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.7% 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.
• Zoned schools: John Mcloughlin Elementary School (math 17% / reading 57%, grade F, #205 of 412 statewide, top 51%, 615 students, 17% FRL); Gardiner Middle School (math 20% / reading 39%, grade F, #86 of 128 statewide, top 72%, 671 students, 30% FRL); Oregon City Senior High School (math 17% / reading 52%, grade F, #94 of 143 statewide, top 70%, 1,931 students, 25% FRL).
• Market conditions: Rents rising (+1.1%/yr); 416 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,675 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $182,498
• List price: $210,995
• Delta: 15.62%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-28,156
• Equity at exit: $31,460

10-year hold

• IRR: -7.8%
• Equity multiple: 0.55×
• Total profit: $-26,753
• Equity at exit: $18,243

Cash invested: $59,079 (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: 416
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,106
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $154

Break-even live

Break-even rent $1,846

Max offer price $210,995

Occupancy floor 87%

Sensitivity live

Price	-10% $300	-5% $227	+0% $154	+5% $81	+10% $8
Rent	-10% $-7	-5% $73	+0% $154	+5% $234	+10% $315
Rate	-1.0pp $260	-0.5pp $207	base $154	+0.5pp $99	+1.0pp $43

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: $52,749
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18713 S Central Point Rd Oregon City, OR	1.0–2.0	1.0	815	$1,695	$2.08	0d	4	0.16mi
158 Warner Milne Rd Apt 1024 Oregon City, OR	2.0	1.5	1046	$1,770	$1.69	25d	1	0.20mi
112 Ella St Oregon City, OR	3.0	2.0	1152	$2,549	$2.21	45d	1	0.50mi
1026 Prospect St Oregon City, OR	2.0	2.0	1074	$2,450	$2.28	13d	1	0.65mi
1024 Prospect St Oregon City, OR	3.0	1.0	1280	$2,075	$1.62	45d	1	0.65mi
581 Holmes Ln Unit 22 Oregon City, OR	2.0	1.5	1120	$1,545	$1.38	25d	1	0.71mi
1054 Woodlawn Ave Oregon City, OR	3.0	1.5	1455	$2,750	$1.89	25d	1	0.75mi
418 Hilda St Oregon City, OR	2.0	1.5	1000	$1,645	$1.65	5d	2	0.80mi
505 Brighton Ave Oregon City, OR	3.0	2.0	1733	$2,750	$1.59	21d	1	0.85mi
630 Pleasant Ave Oregon City, OR	2.0	1.0–1.5	724	$1,749	$2.42	5d	4	0.88mi
691 Molalla Ave Unit 18 Oregon City, OR	2.0	1.0	900	$1,149	$1.28	45d	1	0.93mi
691 Molalla Ave Unit 15 Oregon City, OR	2.0	1.0	875	$1,139	$1.30	9d	1	0.93mi
775 Cascade St Oregon City, OR	2.0	2.0	1007	$1,670	$1.66	0d	11	1.07mi
203 S High St Oregon City, OR	2.0	1.0	960	$1,595	$1.66	45d	1	1.30mi
14155 Beavercreek Rd Oregon City, OR	1.0–3.0	1.0–2.0	878	$1,975	$2.25	0d	4	1.32mi
14155 Beavercreek Rd Apt 235 Oregon City, OR	3.0	2.0	1153	$1,995	$1.73	25d	1	1.32mi
14155 S Beavercreek Rd Unit 243 Oregon City, OR	2.0	2.0	916	$1,575	$1.72	25d	1	1.35mi
14155 S Beavercreek Rd Unit 222 Oregon City, OR	2.0	2.0	916	$1,700	$1.86	25d	1	1.36mi
1507 9th St Oregon City, OR	1.0–2.0	1.0	817	$1,600	$1.96	3d	3	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $210,995 Active 200 DOM
2. 2026-06-18
   days on market $210,995 Active 197 DOM
3. 2026-06-17
   days on market $210,995 Active 196 DOM
4. 2026-06-16
   days on market $210,995 Active 195 DOM
5. 2026-06-15
   days on market $210,995 Active 194 DOM
6. 2026-06-13
   days on market $210,995 Active 192 DOM
7. 2026-06-09
   days on market $210,995 Active 188 DOM
8. 2026-06-08
   days on market $210,995 Active 187 DOM
9. 2026-06-07
   days on market $210,995 Active 186 DOM
10. 2026-06-03
    days on market $210,995 Active 182 DOM
11. 2026-06-02
    days on market $210,995 Active 181 DOM
12. 2026-06-01
    days on market $210,995 Active 180 DOM
13. 2026-05-31
    days on market $210,995 Active 179 DOM
14. 2026-04-16
    price $212,995 359-char remark

    Show marketing remark (359 chars)

    Brand new home to Mt Pleasant! An all aged community with space rent at $895. Mt Pleasant is located right of central point road, it has main office, walking paths through the greenery. This home comes with all new stainless steel kitchen appliances, walk in master bath shower, brand new tool shed and carpet. Home comes with manufacturer warranty of 1 year.

15. 2026-04-08
    price $214,995 359-char remark

    Show marketing remark (359 chars)

    Brand new home to Mt Pleasant! An all aged community with space rent at $895. Mt Pleasant is located right of central point road, it has main office, walking paths through the greenery. This home comes with all new stainless steel kitchen appliances, walk in master bath shower, brand new tool shed and carpet. Home comes with manufacturer warranty of 1 year.

16. 2026-03-16
    price $215,995 359-char remark

    Show marketing remark (359 chars)

    Brand new home to Mt Pleasant! An all aged community with space rent at $895. Mt Pleasant is located right of central point road, it has main office, walking paths through the greenery. This home comes with all new stainless steel kitchen appliances, walk in master bath shower, brand new tool shed and carpet. Home comes with manufacturer warranty of 1 year.

17. 2026-03-05
    price $217,995 359-char remark

    Show marketing remark (359 chars)

    Brand new home to Mt Pleasant! An all aged community with space rent at $895. Mt Pleasant is located right of central point road, it has main office, walking paths through the greenery. This home comes with all new stainless steel kitchen appliances, walk in master bath shower, brand new tool shed and carpet. Home comes with manufacturer warranty of 1 year.

18. 2026-02-17
    price $219,995 359-char remark

    Show marketing remark (359 chars)

    Brand new home to Mt Pleasant! An all aged community with space rent at $895. Mt Pleasant is located right of central point road, it has main office, walking paths through the greenery. This home comes with all new stainless steel kitchen appliances, walk in master bath shower, brand new tool shed and carpet. Home comes with manufacturer warranty of 1 year.

19. 2025-12-03
    listed $224,999 Active 359-char remark

    Show marketing remark (359 chars)

    Brand new home to Mt Pleasant! An all aged community with space rent at $895. Mt Pleasant is located right of central point road, it has main office, walking paths through the greenery. This home comes with all new stainless steel kitchen appliances, walk in master bath shower, brand new tool shed and carpet. Home comes with manufacturer warranty of 1 year.

ⓘ 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 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: $24,484
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$6,138
• Taxable loss: −$1,610
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $2,231/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.

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

-5.3% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $212,995 RMLS
• 2026-04-08 Price Changed $214,995 RMLS
• 2026-03-16 Price Changed $215,995 RMLS
• 2026-03-05 Price Changed $217,995 RMLS
• 2026-02-17 Price Changed $219,995 RMLS
• 2025-12-03 Listed $224,999 RMLS

Property tax history

-1.9%/yr

Latest (2018): $112 · -12.5% YoY. Source: county tax records.