15130 S Maplelane Rd #50 · Oregon City, OR 97045

$99,000

3 bd · 1.0 ba · 1,120 sqft · Other · 35 Days on market

Built 1972 $88/sqft · 44% below area Est $175k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this beautifully refreshed single-wide home in a peaceful 55+ community. Recently renovated with fresh paint, new carpet, and brand-new windows throughout, this light-filled home offers a warm and inviting feel. Tucked against mature trees for added privacy, the home features a spacious covered deck perfect for relaxing or entertaining. Additional highlights include a covered carport and large exterior storage shed. Enjoy comfortable, low-maintenance living in a quiet and welcoming community setting. Move-in ready and full of charm!

Key facts

• Covered carport
• Recently renovated
• Built 1972

Tags

• RECENTLY RENOVATED
• SPACIOUS COVERED DECK
• COVERED CARPORT
• LARGE EXTERIOR STORAGE SHED

Property features AI

Finance

• Financial info: Monthly lot rent of $900; Not land-leased
• HOA & community: Maple Lane community; Community utilities included

Exterior

• Utilities: Electricity; Public water; Public sewer
• Home design: Manufactured home in park; Residential property; Single-story (main level living); No significant view listed
• Construction: Built in 1972; Seller-reported building area
• Exterior features: Metal siding

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; No central cooling listed
• Interior features: Living room; Dining room; Family room; Great room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: Redland Elementary School (math 24% / reading 34%, grade F, #263 of 412 statewide, top 68%, 496 students, 27% 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 29% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 408 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $684 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.25% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.45%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $175,449
• List price: $99,000
• Delta: -43.57%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.6%
• Equity multiple: 2.74×
• Total profit: $48,197
• Equity at exit: $14,761

10-year hold

• IRR: 46.9%
• Equity multiple: 5.10×
• Total profit: $113,779
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,073

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 47%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14338 S Maple Lane Ct Oregon City, OR	2.0–4.0	1.0–2.0	993	$2,000	$2.01	2d	14	0.83mi
14378 Walnut Grove Way Oregon City, OR	1.0–3.0	1.0–2.0	1015	$2,595	$2.56	2d	24	0.87mi
14155 S Beavercreek Rd Unit 222 Oregon City, OR	2.0	2.0	916	$1,700	$1.86	24d	1	1.10mi
14155 S Beavercreek Rd Unit 243 Oregon City, OR	2.0	2.0	916	$1,575	$1.72	24d	1	1.11mi
14155 Beavercreek Rd Apt 235 Oregon City, OR	3.0	2.0	1153	$1,995	$1.73	24d	1	1.12mi
14155 Beavercreek Rd Oregon City, OR	1.0–3.0	1.0–2.0	878	$1,975	$2.25	2d	4	1.12mi
15150 Gifford Ln Oregon City, OR	2.0	2.0	1073	$2,449	$2.28	15d	1	1.22mi

Listing history 13 events

1. 2026-06-18
   days on market $99,000 Active 35 DOM
2. 2026-06-17
   days on market $99,000 Active 34 DOM
3. 2026-06-16
   days on market $99,000 Active 33 DOM
4. 2026-06-15
   days on market $99,000 Active 32 DOM
5. 2026-06-13
   days on market $99,000 Active 30 DOM
6. 2026-06-09
   days on market $99,000 Active 26 DOM
7. 2026-06-08
   days on market $99,000 Active 25 DOM
8. 2026-06-07
   days on market $99,000 Active 24 DOM
9. 2026-06-03
   days on market $99,000 Active 20 DOM
10. 2026-06-02
    days on market $99,000 Active 19 DOM
11. 2026-06-01
    days on market $99,000 Active 18 DOM
12. 2026-05-31
    days on market $99,000 Active 17 DOM
13. 2026-05-14
    listed $99,000 Active 549-char remark

ⓘ 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 ≥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: $26,690
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$2,880
• Taxable income: $12,014
• Est. tax owed @ 24.0%: −$2,883
• After-tax cash flow: $9,992/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

• 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

• 2026-05-14 Listed $99,000 RMLS

Property tax history

+0.2%/yr

Latest (2018): $124 · -3.0% YoY. Source: county tax records.