13531 Clairmont Way #97 · Oregon City, OR 97045

$80,000

2 bd · 1.0 ba · 960 sqft · Other · 151 Days on market

Built 1973

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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
• 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

Discover comfort and convenience in this move-in-ready 2-bedroom mobile home featuring a fully fenced yard, ideal for pets or outdoor enjoyment. The property includes a covered carport and storage shed for added functionality. Enjoy enhanced privacy with the home backing up to a peaceful green space. Inside, you'll find spacious closets and thoughtful accessibility features, including a ramp to enter and grab bars in the bathroom for added safety. This home offers a rare blend of practicality and tranquility—perfect for those seeking an easy-living lifestyle in a private setting.

Key facts

• Covered carport
• Storage shed
• Peaceful green space

Tags

• FULLY FENCED YARD
• COVERED CARPORT
• STORAGE SHED
• PEACEFUL GREEN SPACE
• WHEELCHAIR-FRIENDLY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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.
• Zoned schools: Gaffney Lane Elementary School (math 15% / reading 50%, grade F, #242 of 412 statewide, top 59%, 445 students, 35% 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) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 408 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $553 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 + 1.1% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.14% ✓
• Cap rate: 19.55%
• Cash-on-cash: 47.36%
• DSCR: 3.11
• GRM: 3.9

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: 42.7%
• Equity multiple: 2.79×
• Total profit: $40,136
• Equity at exit: $11,928

10-year hold

• IRR: 48.0%
• Equity multiple: 5.23×
• Total profit: $94,786
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$420
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $884

Break-even live

Break-even rent $592

Max offer price $80,000

Occupancy floor 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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Hilltop Ave Oregon City, OR	1.0	1.0	600	$1,245	$2.08	43d	2	0.48mi
158 Warner Milne Rd Apt 1024 Oregon City, OR	2.0	1.5	1046	$1,770	$1.69	24d	1	0.66mi
1026 Prospect St Oregon City, OR	2.0	2.0	1074	$2,450	$2.28	11d	1	0.69mi
14155 S Beavercreek Rd Unit 243 Oregon City, OR	2.0	2.0	916	$1,575	$1.72	24d	1	0.76mi
14155 S Beavercreek Rd Unit 222 Oregon City, OR	2.0	2.0	916	$1,700	$1.86	24d	1	0.77mi
14155 S Beavercreek Rd Unit 204 Oregon City, OR	1.0	1.0	612	$1,275	$2.08	24d	1	0.77mi
14155 Beavercreek Rd Oregon City, OR	1.0–3.0	1.0–2.0	878	$1,638	$1.86	1d	4	0.78mi
18713 S Central Point Rd Oregon City, OR	1.0–2.0	1.0	815	$1,695	$2.08	3d	3	0.83mi
418 Hilda St Oregon City, OR	2.0	1.5	1000	$1,645	$1.65	3d	2	0.88mi
581 Holmes Ln Unit 15 Oregon City, OR	1.0	1.0	768	$1,295	$1.69	24d	1	0.95mi
581 Holmes Ln Unit 22 Oregon City, OR	2.0	1.5	1120	$1,545	$1.38	24d	1	0.96mi
14378 Walnut Grove Way Oregon City, OR	1.0	1.0	684	$1,869	$2.73	24d	1	1.00mi
14378 Walnut Grove Way Oregon City, OR	1.0–3.0	1.0–2.0	1015	$2,152	$2.12	1d	24	1.00mi
19839 Highway 213 Oregon City, OR	1.0–3.0	1.0–2.0	862	$1,674	$1.94	1d	13	1.02mi
14338 S Maple Lane Ct Oregon City, OR	2.0–4.0	1.0–2.0	993	$1,499	$1.51	1d	14	1.03mi
788 Pleasant Ave Oregon City, OR	2.0	1.0	850	$1,625	$1.91	1d	1	1.06mi
701 Molalla Ave Oregon City, OR	2.0	2.0	700	$1,695	$2.42	43d	1	1.10mi
691 Molalla Ave Unit 18 Oregon City, OR	2.0	1.0	900	$1,149	$1.28	43d	1	1.11mi
691 Molalla Ave Unit 15 Oregon City, OR	2.0	1.0	875	$1,139	$1.30	7d	1	1.12mi
630 Pleasant Ave Oregon City, OR	2.0	1.0–1.5	724	$1,749	$2.42	3d	4	1.13mi
775 Cascade St Oregon City, OR	2.0	2.0	1007	$1,670	$1.66	2d	13	1.16mi
134 East St Oregon City, OR	2.0	1.0	820	$1,540	$1.88	43d	1	1.35mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-01-23
   status Active
3. 2025-11-21
   listed $85,000 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: $181 · $15/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$595/yr (+$50/mo · 329.8%)

ⓘ 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 ≥92°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: $20,535
• − Mortgage interest: −$4,481
• − Property taxes: −$181
• − Insurance: −$400
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$2,327
• Taxable income: $9,861
• Est. tax owed @ 24.0%: −$2,367
• After-tax cash flow: $8,242/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

3 events — show timeline

• 2026-04-23 Pending — RMLS
• 2026-01-23 Relisted — RMLS
• 2025-11-21 Listed $85,000 RMLS

Property tax history

+1.2%/yr

Latest (2018): $181 · +0.1% YoY. Source: county tax records.