65000 E Highway 26 Unit WFB50 · Mount Hood Villages, OR 97067

$99,500

1 bd · 1.0 ba · 416 sqft · Manufactured · 305 Days on market

Manufactured home Built 2021 Excellent condition $239/sqft · 17% below area Est $120k · 17% under ↓ 26% since listing

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -5.3

Listing remarks MLS

Charming cabin nestled in the trees located in the highly desirable Mt Hood Village with all of the fantastic amenities. One level living featuring bright, open living spaces with large windows and high ceilings throughout. This beautiful high-quality build is clean, fresh and move in ready. The kitchen offers new stainless-steel appliances, gas stove and oversized farm sink. The generous outdoor area is equipped with a utility shed and private deck facing lush green trees at your back door. This private, scenic community provides access to swimming pool, sauna, hot tub, game room, community center and just minutes to stunning Mt Hood for all of your adventures, providing the perfect blend of nature, relaxation and low-maintenance living- ideal for year-round living or weekend getaways.

Key facts

• Utility shed
• Gas stove
• Oversized farm sink

Tags

• CABIN NESTLED IN THE TREES
• ONE LEVEL LIVING
• NEW STAINLESS STEEL APPLIANCES
• GAS STOVE
• OVERSIZED FARM SINK
• UTILITY SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 C — 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: Sandy High School (1,440 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; solid renter incomes; 946 units permitted in Clackamas County in 2024 (188 in 5+ unit buildings).
• This rent is only 15% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $120,000
• List price: $99,500
• Delta: -17.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65000 E Highway 26 Unit WFB 34	0.02mi	1/1.0	398 (-4%)	12mo	$160,000	$402	82
65000 E Highway 26 Unit FC273	0.21mi	1/1.0	416 (0%)	19mo	$119,000	$286	74
65000 E Highway 26	0.27mi	1/1.0	385 (-8%)	4mo	$120,000	$312	72
65000 E Highway 26 Unit WFB 5	0.28mi	1/1.0	408 (-2%)	24mo	$120,000	$294	64
65000 E Highway 26 Unit WFB 31	0.30mi	1/1.0	399 (-4%)	24mo	$70,000	$175	59
65000 E Highway 26 Unit WFB-C	0.28mi	1/1.0	499 (+20%)	33mo	$90,500	$181	42
65000 E Highway 26 Unit FC284	0.28mi	1/1.0	331 (-20%)	34mo	$80,000	$242	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-6,313
• Equity at exit: $14,836

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $7,179
• Equity at exit: $8,603

Cash invested: $27,860 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $114,900 ($227/sqft)
• Median days on market: 80 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +27.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97067

• Home prices YoY: -21.2%
• Active inventory: 70
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $154

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 81%

Sensitivity live

Price	-10% $223	-5% $188	+0% $154	+5% $119	+10% $85
Rent	-10% $70	-5% $112	+0% $154	+5% $196	+10% $238
Rate	-1.0pp $204	-0.5pp $179	base $154	+0.5pp $128	+1.0pp $102

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: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   days on market $99,500 Active 305 DOM
2. 2026-06-07
   days on market $99,500 Active 304 DOM
3. 2026-06-03
   days on market $99,500 Active 300 DOM
4. 2026-06-02
   days on market $99,500 Active 299 DOM
5. 2026-06-01
   days on market $99,500 Active 298 DOM
6. 2026-05-31
   days on market $99,500 Active 297 DOM
7. 2026-03-13
   price $111,500 798-char remark

   Show marketing remark (798 chars)

   Charming cabin nestled in the trees located in the highly desirable Mt Hood Village with all of the fantastic amenities. One level living featuring bright, open living spaces with large windows and high ceilings throughout. This beautiful high-quality build is clean, fresh and move in ready. The kitchen offers new stainless-steel appliances, gas stove and oversized farm sink. The generous outdoor area is equipped with a utility shed and private deck facing lush green trees at your back door. This private, scenic community provides access to swimming pool, sauna, hot tub, game room, community center and just minutes to stunning Mt Hood for all of your adventures, providing the perfect blend of nature, relaxation and low-maintenance living- ideal for year-round living or weekend getaways.

8. 2025-10-10
   price $136,000 798-char remark

   Show marketing remark (798 chars)

   Charming cabin nestled in the trees located in the highly desirable Mt Hood Village with all of the fantastic amenities. One level living featuring bright, open living spaces with large windows and high ceilings throughout. This beautiful high-quality build is clean, fresh and move in ready. The kitchen offers new stainless-steel appliances, gas stove and oversized farm sink. The generous outdoor area is equipped with a utility shed and private deck facing lush green trees at your back door. This private, scenic community provides access to swimming pool, sauna, hot tub, game room, community center and just minutes to stunning Mt Hood for all of your adventures, providing the perfect blend of nature, relaxation and low-maintenance living- ideal for year-round living or weekend getaways.

9. 2025-08-07
   listed $150,000 Active 798-char remark

   Show marketing remark (798 chars)

   Charming cabin nestled in the trees located in the highly desirable Mt Hood Village with all of the fantastic amenities. One level living featuring bright, open living spaces with large windows and high ceilings throughout. This beautiful high-quality build is clean, fresh and move in ready. The kitchen offers new stainless-steel appliances, gas stove and oversized farm sink. The generous outdoor area is equipped with a utility shed and private deck facing lush green trees at your back door. This private, scenic community provides access to swimming pool, sauna, hot tub, game room, community center and just minutes to stunning Mt Hood for all of your adventures, providing the perfect blend of nature, relaxation and low-maintenance living- ideal for year-round living or weekend getaways.

ⓘ 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 2/10 Low 8 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,781
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,895
• Taxable income: $278
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,779/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This charming cabin is move-in ready with a private deck, new appliances, and access to community amenities. It's located in a scenic, highly desirable area.

Value-add opportunities

• Both Private deck with red awning — Enhances outdoor living space and adds aesthetic appeal ↑
• Both Swimming pool and sauna access — Access to amenities increases appeal for both buyers and renters ↑

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

• Census place: Mount Hood Villages, OR
• County: Clackamas · 458,456 people
• City population: 2,285
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 2,285
• Household income: $86,429
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

-25.7% since first listed

3 events — show timeline

• 2026-03-13 Price Changed $111,500 RMLS
• 2025-10-10 Price Changed $136,000 RMLS
• 2025-08-07 Listed $150,000 RMLS