20248 Highway 213 #45 · Oregon City, OR 97045

$205,000

3 bd · 2.0 ba · 1,354 sqft · Other public records · 21 Days on market

Built 2014

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Beautifully maintained 2014 home located in the desirable Cherry Lane Mobile Park 55+ Community! This spacious home offers 3 bedrooms (3rd bedroom is non-conforming/no closet) and 2 full baths, including a private primary suite with walk-in shower. Designed with accessibility in mind, the home features wider hallways and doors for ADA compliance, along with a wheelchair lift in the carport, making everyday living comfortable and convenient. The gourmet kitchen is beautifully appointed with stainless steel appliances including a new dishwasher, free-standing refrigerator, glass-top range, built-in microwave, center island, and pantry for abundant storage. The utility room includes a new wash

Key facts

• Fenced dog park
• Covered parking
• Gourmet kitchen

Tags

• PRIVATE PRIMARY SUITE
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• HUGE WRAP-AROUND COVERED DECK
• FENCED DOG PARK
• COVERED PARKING

Property features AI

Finance

• Other: Property is resale, not new construction; Main level living area noted as 1,354 (building area)
• Financial info: Lot rent $795 monthly
• HOA & community: Located in Cherry Lane Mobile Park (55+ maintained park)

Exterior

• Parking: Carport (2 spaces); Driveway (total 2 parking spaces)
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity fuel; Cable internet available
• Home design: Manufactured home in a park (residential); Model: WEST RIDGE 1218CT by SKYLINE HOMES; Single-story / main level entry; Built in 2014; No notable view
• Construction: Composition roof; Skirting foundation
• Exterior features: Covered deck; Patio; Porch; Outbuilding / tool shed; Yard; Storm door(s); Cement siding; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Island; Microwave; Pantry; Range hood; Plumbed for ice maker; Stainless steel appliances; Gourmet kitchen features
• Bedrooms: Primary bedroom on main with bath, suite and walk-in shower; Second bedroom on main; Third bedroom on main
• Flooring: Laminate flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling; Electric hot water
• Interior features: High ceilings; Vaulted ceiling(s); Washer/Dryer included; Laundry area (main level); Accessible doors and hallways; Accessible elevator installed; Accessible full bath and walk-in shower; Main floor bedroom with bath; Utility room on main; Ground level / One level living; Double pane windows with vinyl frames; Crawl space
• Laundry & utility: Utility room on main with washer/dryer hookups; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Beavercreek Elementary School (math 15% / reading 32%, grade F, #341 of 412 statewide, top 83%, 465 students, 30% FRL); Tumwata Middle School (math 11% / reading 37%, grade F, #115 of 128 statewide, top 90%, 654 students, 34% 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); 416 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 21 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,925 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.19% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 7.0

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $4,620
• Equity at exit: $30,566

10-year hold

• IRR: 9.9%
• Equity multiple: 1.71×
• Total profit: $40,483
• Equity at exit: $17,725

Cash invested: $57,400 (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: 416
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $666

Break-even live

Break-even rent $1,606

Max offer price $205,000

Occupancy floor 68%

Sensitivity live

Price	-10% $782	-5% $724	+0% $666	+5% $608	+10% $550
Rent	-10% $473	-5% $570	+0% $666	+5% $763	+10% $860
Rate	-1.0pp $770	-0.5pp $719	base $666	+0.5pp $613	+1.0pp $559

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14286 Russ Wilcox Way Oregon City, OR	3.0	2.5	1790	$2,500	$1.40	16d	1	0.12mi
14175 Brittany Ter Oregon City, OR	4.0	2.5	1700	$2,550	$1.50	23d	1	0.23mi
19839 Highway 213 Oregon City, OR	1.0–3.0	1.0–2.0	862	$1,918	$2.22	0d	13	0.61mi
15150 Gifford Ln Oregon City, OR	2.0	2.0	1073	$2,449	$2.28	16d	1	0.73mi
14378 Walnut Grove Way Oregon City, OR	1.0–3.0	1.0–2.0	1015	$2,595	$2.56	0d	24	1.30mi
14338 S Maple Lane Ct Oregon City, OR	2.0–4.0	1.0–2.0	993	$2,000	$2.01	0d	14	1.40mi
14155 S Beavercreek Rd Unit 222 Oregon City, OR	2.0	2.0	916	$1,700	$1.86	25d	1	1.42mi
14155 S Beavercreek Rd Unit 243 Oregon City, OR	2.0	2.0	916	$1,575	$1.72	25d	1	1.43mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $205,000 Pending 21 DOM
2. 2026-06-09
   days on market $205,000 Active 18 DOM
3. 2026-06-08
   days on market $205,000 Active 17 DOM
4. 2026-06-07
   days on market $205,000 Active 16 DOM
5. 2026-06-03
   days on market $205,000 Active 12 DOM
6. 2026-06-02
   days on market $205,000 Active 11 DOM
7. 2026-06-01
   days on market $205,000 Active 10 DOM
8. 2026-05-31
   days on market $205,000 Active 9 DOM
9. 2026-05-22
   listed $205,000 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: $1,297 · $108/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$691/yr (+$58/mo · 53.3%)

ⓘ 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 ≥91°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: $29,391
• − Mortgage interest: −$11,483
• − Property taxes: −$1,297
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$5,964
• Taxable income: $4,920
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $6,816/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

1 event — show timeline

• 2026-05-22 Listed $205,000 RMLS

Property tax history

+4.0%/yr

Latest (2025): $1,297 · +10.2% YoY. Source: county tax records.