15758 SE Highway 224 #45 · Damascus, OR 97089

$59,000

1 bd · 1.0 ba · 576 sqft · Other · 73 Days on market

Built 1968 $102/sqft · 21% above area Est $49k · 21% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located just down the street from Carver Park, with trail access leading to the Clackamas River—perfect for enjoying the outdoors close to home. A great option for easy, low-maintenance living. Clean and comfortable manufactured home located in a quiet all-ages park setting. This 1-bedroom, 1-bath home offers a functional layout with a fully fenced yard and grass area, great for relaxing or pets. The property also includes a covered carport and a storage area for added convenience.

Key facts

• Covered carport
• Trail access
• Storage area

Tags

• TRAIL ACCESS
• CLACKAMAS RIVER
• FULLY FENCED YARD
• COVERED CARPORT
• STORAGE AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.9% vs local median 2.6% in Damascus — 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 69/100 on livability (#150 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• North Clackamas SD 12 (suburban): math 29% / reading 43% proficiency, ranked #22 of 58 in OR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 3.57% ✓
• Cap rate: 31.87%
• Cash-on-cash: 91.34%
• DSCR: 5.06
• GRM: 2.3

CMA / ARV

• ARV (median comp): $48,763
• List price: $59,000
• Delta: 20.99%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 92.1%
• Equity multiple: 5.27×
• Total profit: $70,554
• Equity at exit: $8,797

10-year hold

• IRR: 94.9%
• Equity multiple: 10.97×
• Total profit: $164,687
• Equity at exit: $5,101

Cash invested: $16,520 (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 97089

• Active inventory: 51
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,257

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 35%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   days on market $59,000 Active 73 DOM
2. 2026-06-09
   days on market $59,000 Active 69 DOM
3. 2026-06-08
   days on market $59,000 Active 68 DOM
4. 2026-06-07
   days on market $59,000 Active 67 DOM
5. 2026-06-05
   days on market $59,000 Active 64 DOM
6. 2026-06-03
   days on market $59,000 Active 63 DOM
7. 2026-06-02
   days on market $59,000 Active 62 DOM
8. 2026-06-01
   days on market $59,000 Active 61 DOM
9. 2026-05-31
   days on market $59,000 Active 60 DOM
10. 2026-05-16
    price $59,000 505-char remark

    Show marketing remark (505 chars)

    Conveniently located just down the street from Carver Park, with trail access leading to the Clackamas River—perfect for enjoying the outdoors close to home. A great option for easy, low-maintenance living. Clean and comfortable manufactured home located in a quiet all-ages park setting. This 1-bedroom, 1-bath home offers a functional layout with a fully fenced yard and grass area, great for relaxing or pets. The property also includes a covered carport and a storage area for added convenience.

11. 2026-04-01
    listed $68,000 Active 505-char remark

    Show marketing remark (505 chars)

    Conveniently located just down the street from Carver Park, with trail access leading to the Clackamas River—perfect for enjoying the outdoors close to home. A great option for easy, low-maintenance living. Clean and comfortable manufactured home located in a quiet all-ages park setting. This 1-bedroom, 1-bath home offers a functional layout with a fully fenced yard and grass area, great for relaxing or pets. The property also includes a covered carport and a storage area for added convenience.

12. 2025-07-07
    soldstatus $50,000 Closed 1052-char remark

    Show marketing remark (1052 chars)

    Nestled in a desirable location, this charming home offers the perfect blend of comfort, convenience, and natural beauty. Just minutes from the Clackamas River, it’s an outdoor lover’s dream. This home features a spacious kitchen for culinary creativity. Bright and airy living room with ample natural light. Full bathroom featuring double sinks and a tub/shower combination.Updates include: 5 new double-pane windows (2024), New electrical panel (2022),Composition roof and gutters (2016), and Furnace (2010).Step into your private oasis and unwind in the sunroom or on the covered patio, surrounded by lush greenery. The fully fenced, low-maintenance backyard is perfect for pets and provides a peaceful escape.Summers are extraordinary with easy river access! Enjoy activities such as swimming, tubing, and fishing. Along the scenic trail to the river, you’ll find an abundance of delicious blackberries to savor. Don’t miss the chance to experience Riverview’s charm and outdoor lifestyle. Schedule your showing today!

13. 2025-05-11
    status Pending 1052-char remark

    Show marketing remark (1052 chars)

    Nestled in a desirable location, this charming home offers the perfect blend of comfort, convenience, and natural beauty. Just minutes from the Clackamas River, it’s an outdoor lover’s dream. This home features a spacious kitchen for culinary creativity. Bright and airy living room with ample natural light. Full bathroom featuring double sinks and a tub/shower combination.Updates include: 5 new double-pane windows (2024), New electrical panel (2022),Composition roof and gutters (2016), and Furnace (2010).Step into your private oasis and unwind in the sunroom or on the covered patio, surrounded by lush greenery. The fully fenced, low-maintenance backyard is perfect for pets and provides a peaceful escape.Summers are extraordinary with easy river access! Enjoy activities such as swimming, tubing, and fishing. Along the scenic trail to the river, you’ll find an abundance of delicious blackberries to savor. Don’t miss the chance to experience Riverview’s charm and outdoor lifestyle. Schedule your showing today!

14. 2025-03-05
    listed $50,000 Active 1052-char remark

    Show marketing remark (1052 chars)

    Nestled in a desirable location, this charming home offers the perfect blend of comfort, convenience, and natural beauty. Just minutes from the Clackamas River, it’s an outdoor lover’s dream. This home features a spacious kitchen for culinary creativity. Bright and airy living room with ample natural light. Full bathroom featuring double sinks and a tub/shower combination.Updates include: 5 new double-pane windows (2024), New electrical panel (2022),Composition roof and gutters (2016), and Furnace (2010).Step into your private oasis and unwind in the sunroom or on the covered patio, surrounded by lush greenery. The fully fenced, low-maintenance backyard is perfect for pets and provides a peaceful escape.Summers are extraordinary with easy river access! Enjoy activities such as swimming, tubing, and fishing. Along the scenic trail to the river, you’ll find an abundance of delicious blackberries to savor. Don’t miss the chance to experience Riverview’s charm and outdoor lifestyle. Schedule your showing today!

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,293
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$1,716
• Taxable income: $15,045
• Est. tax owed @ 24.0%: −$3,611
• After-tax cash flow: $11,478/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: North Clackamas SD 12
• NCES district ID: 4108830
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 43% ▼ -13.00%
• Median HH income: $60,217
• Composite: 32.1/100
• National rank: #5807
• State rank: #22 of 58 in OR

Livability — Damascus

• Score: 69/100
• State rank: #150
• US rank: #8770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Damascus, OR
• City population: 14,906
• Population (ZIP): 14,906

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Asian 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Portuguese 3% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 90% English-only · Russian/Polish/Slavic 3% Spanish 3% 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: ▼ -206.70%
• Current HPI: 274.0579
• 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

+18.0% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $59,000 RMLS
• 2026-04-01 Listed $68,000 RMLS
• 2025-07-07 Sold (MLS) $50,000 RMLS
• 2025-05-11 Pending — RMLS
• 2025-03-05 Listed $50,000 RMLS

Property tax history

-4.6%/yr

Latest (2018): $56 · +14.6% YoY. Source: county tax records.