4 Touchstone #150 · Lake Oswego, OR 97035

$199,000

2 bd · 2.0 ba · 984 sqft · Condo public records · 80 Days on market

Built 1970 $202/sqft · 20% below area Est $250k · 20% under $718/mo HOA · 34% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Schools +6.0/10.0
• Cash flow +5.6/30.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unit 150, Opportunity Awaits! This light filled true 2 bedroom, 2 bath condo is ready for your personal touch. This home feature a functional open concert floor plan with laminate flooring throughout, with a wall of windows thats brings in an abundance of natural light. A true blank slate, this unit could benefit from some TLC—ideal for buyers looking to customize and make it their own or add value and rental appeal. All appliances are included, offering a great starting point for your vision. Conveniently located near PCC, bus lines, and Mt. Park Recreation Center, with access to miles of scenic trails for relaxation and recreation. The Tanglewood community also offers a private pool—perfect for enjoying summer days.

Key facts

• Scenic trails
• Laminate flooring
• Private pool

Tags

• OPEN CONCEPT FLOOR PLAN
• LAMINATE FLOORING
• WALL OF WINDOWS
• NATURAL LIGHT
• PRIVATE POOL
• SCENIC TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (37.2% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $125k (37.2% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 1.4% in Lake Oswego — 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 84/100 on livability (#32 in OR, #769 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Lake Oswego SD 7J (suburban): math 61% / reading 72% proficiency, ranked #4 of 58 in OR (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Oak Creek Elementary School (math 72% / reading 77%, grade A, #23 of 412 statewide, top 7%, 445 students, 9% FRL); Lake Oswego Middle School (math 57% / reading 72%, grade A-, #9 of 128 statewide, top 8%, 824 students, 8% FRL); Lake Oswego Senior High School (math 70% / reading 75%, grade B+, #12 of 143 statewide, top 8%, 1,245 students, 8% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: Rents flat; 259 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 80 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $199k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $124,922 (37.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 3.76%
• Cash-on-cash: -9.03%
• DSCR: 0.60
• GRM: 7.9

CMA / ARV

• ARV (median comp): $249,837
• List price: $199,000
• Delta: -20.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -37.1%
• Equity multiple: -0.15×
• Total profit: $-63,944
• Equity at exit: $29,672

10-year hold

• IRR: -88.6%
• Equity multiple: -0.96×
• Total profit: $-109,415
• Equity at exit: $17,206

Cash invested: $55,720 (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 97035

• Rents YoY: 0.4%
• Active inventory: 259
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$83
• HOA: −$718
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-419

Break-even live

Break-even rent $2,640

Max offer price $124,922

Occupancy floor —

Sensitivity live

Price	-10% $-307	-5% $-363	+0% $-419	+5% $-476	+10% $-532
Rent	-10% $-586	-5% $-503	+0% $-419	+5% $-336	+10% $-253
Rate	-1.0pp $-319	-0.5pp $-369	base $-419	+0.5pp $-471	+1.0pp $-523

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Touchstone #64 Lake Oswego, OR	2.0	2.0	984	$1,995	$2.03	25d	1	0.02mi
12375 Mount Jefferson Ter Lake Oswego, OR	1.0–2.0	1.0	867	$2,015	$2.32	0d	11	0.20mi
2 Jefferson Pkwy Lake Oswego, OR	1.0–2.0	1.0–2.0	963	$2,256	$2.34	0d	12	0.23mi
200 Greenridge Dr Lake Oswego, OR	3.0	1.0–2.0	745	$2,226	$2.99	4d	16	0.48mi
1 Jefferson Pkwy Lake Oswego, OR	1.0–3.0	1.0–2.0	1070	$2,322	$2.17	0d	17	0.52mi
126 Oswego Smt Lake Oswego, OR	1.0	1.0	764	$1,800	$2.36	45d	1	0.56mi
50 Kerr Pkwy Lake Oswego, OR	1.0–2.0	1.0–1.5	945	$2,395	$2.53	0d	5	0.60mi
47 Eagle Crest Dr Lake Oswego, OR	2.0–3.0	1.0	984	$1,495	$1.52	45d	2	0.68mi
4000 Carman Dr Unit G108 Lake Oswego, OR	1.0	1.0	767	$1,995	$2.60	25d	1	0.70mi
4000 Carman Dr Lake Oswego, OR	1.0	1.0	767	$1,995	$2.60	9d	1	0.70mi
47 Eagle Crest Dr #30 Lake Oswego, OR	1.0	1.0	670	$1,469	$2.19	9d	1	0.71mi
97 Kingsgate Rd Lake Oswego, OR	2.0	2.0	1020	$2,138	$2.10	0d	2	0.73mi
4933 Parkview Dr Lake Oswego, OR	1.0–3.0	1.0–2.0	915	$2,413	$2.64	0d	11	0.75mi
4055 Mercantile Dr Lake Oswego, OR	1.0–3.0	1.0–2.0	938	$2,874	$3.06	0d	12	0.83mi
4685 Galewood St Lake Oswego, OR	1.0	1.0	682	$1,675	$2.46	9d	1	0.86mi
307 Cervantes Lake Oswego, OR	3.0	2.0	1100	$2,545	$2.31	0d	1	0.89mi
307 Cervantes Lake Oswego, OR	3.0	2.0	1100	$2,545	$2.31	45d	1	0.89mi
3875 Lake Grove Ave Lake Oswego, OR	2.0	1.0	800	$2,099	$2.62	0d	5	1.11mi
11584 SW 47th Ave Unit B Portland, OR	2.0	2.5	738	$2,150	$2.91	45d	1	1.15mi
11580 SW 47th Ave Unit B Portland, OR	2.0	2.5	738	$2,150	$2.91	45d	1	1.15mi
3212 Upper Dr Lake Oswego, OR	2.0	2.0	1100	$2,795	$2.54	45d	1	1.18mi
3930 Lake Grove Ave Unit 1C Lake Oswego, OR	2.0	1.0	990	$1,899	$1.92	0d	1	1.18mi
15938 Quarry Rd Unit 5A Lake Oswego, OR	2.0	1.0	990	$1,800	$1.82	0d	1	1.21mi
15948 Quarry Rd Lake Oswego, OR	1.0	1.0	565	$1,545	$2.73	25d	1	1.23mi
5600 Meadows Rd Lake Oswego, OR	1.0–2.0	1.0–2.5	1017	$3,887	$3.82	0d	12	1.27mi

HOA detail condo

• Monthly dues: $718 · $8,616/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $199,000 Active 80 DOM
2. 2026-06-18
   days on market $199,000 Active 77 DOM
3. 2026-06-17
   days on market $199,000 Active 76 DOM
4. 2026-06-16
   days on market $199,000 Active 75 DOM
5. 2026-06-15
   days on market $199,000 Active 74 DOM
6. 2026-06-13
   days on market $199,000 Active 72 DOM
7. 2026-06-13
   days on market $199,000 Active 71 DOM
8. 2026-06-09
   days on market $199,000 Active 68 DOM
9. 2026-06-08
   days on market $199,000 Active 67 DOM
10. 2026-06-07
    days on market $199,000 Active 66 DOM
11. 2026-06-05
    pricedays on market $199,000 Active 63 DOM
12. 2026-06-03
    days on market $200,000 Active 62 DOM
13. 2026-06-02
    days on market $200,000 Active 61 DOM
14. 2026-06-01
    days on market $200,000 Active 60 DOM
15. 2026-05-31
    days on market $200,000 Active 59 DOM
16. 2026-05-05
    status Active 739-char remark

    Show marketing remark (739 chars)

    Unit 150, Opportunity Awaits! This light filled true 2 bedroom, 2 bath condo is ready for your personal touch. This home feature a functional open concert floor plan with laminate flooring throughout, with a wall of windows thats brings in an abundance of natural light. A true blank slate, this unit could benefit from some TLC—ideal for buyers looking to customize and make it their own or add value and rental appeal. All appliances are included, offering a great starting point for your vision. Conveniently located near PCC, bus lines, and Mt. Park Recreation Center, with access to miles of scenic trails for relaxation and recreation. The Tanglewood community also offers a private pool—perfect for enjoying summer days.

17. 2026-04-22
    status Pending 739-char remark

    Show marketing remark (739 chars)

    Unit 150, Opportunity Awaits! This light filled true 2 bedroom, 2 bath condo is ready for your personal touch. This home feature a functional open concert floor plan with laminate flooring throughout, with a wall of windows thats brings in an abundance of natural light. A true blank slate, this unit could benefit from some TLC—ideal for buyers looking to customize and make it their own or add value and rental appeal. All appliances are included, offering a great starting point for your vision. Conveniently located near PCC, bus lines, and Mt. Park Recreation Center, with access to miles of scenic trails for relaxation and recreation. The Tanglewood community also offers a private pool—perfect for enjoying summer days.

18. 2026-04-07
    price $210,000 739-char remark

    Show marketing remark (739 chars)

    Unit 150, Opportunity Awaits! This light filled true 2 bedroom, 2 bath condo is ready for your personal touch. This home feature a functional open concert floor plan with laminate flooring throughout, with a wall of windows thats brings in an abundance of natural light. A true blank slate, this unit could benefit from some TLC—ideal for buyers looking to customize and make it their own or add value and rental appeal. All appliances are included, offering a great starting point for your vision. Conveniently located near PCC, bus lines, and Mt. Park Recreation Center, with access to miles of scenic trails for relaxation and recreation. The Tanglewood community also offers a private pool—perfect for enjoying summer days.

19. 2026-03-21
    listed $230,000 Active 739-char remark

    Show marketing remark (739 chars)

    Unit 150, Opportunity Awaits! This light filled true 2 bedroom, 2 bath condo is ready for your personal touch. This home feature a functional open concert floor plan with laminate flooring throughout, with a wall of windows thats brings in an abundance of natural light. A true blank slate, this unit could benefit from some TLC—ideal for buyers looking to customize and make it their own or add value and rental appeal. All appliances are included, offering a great starting point for your vision. Conveniently located near PCC, bus lines, and Mt. Park Recreation Center, with access to miles of scenic trails for relaxation and recreation. The Tanglewood community also offers a private pool—perfect for enjoying summer days.

20. 2026-03-10
    soldstatus $124,000
21. 2023-05-01
    soldstatus $131,843
22. 2016-02-18
    soldstatus $149,900 Sold 148-char remark

    Show marketing remark (148 chars)

    Very clean move in ready condominium located in beautiful Lake Oswego. This home offers an open floor plan and great nature views. This is must see.

23. 2016-02-18
    soldstatus $149,900

    Show marketing remark (148 chars)

    Very clean move in ready condominium located in beautiful Lake Oswego. This home offers an open floor plan and great nature views. This is must see.

24. 2015-12-14
    status Pending 148-char remark

    Show marketing remark (148 chars)

    Very clean move in ready condominium located in beautiful Lake Oswego. This home offers an open floor plan and great nature views. This is must see.

25. 2015-12-07
    listed $149,900 Active 148-char remark

    Show marketing remark (148 chars)

    Very clean move in ready condominium located in beautiful Lake Oswego. This home offers an open floor plan and great nature views. This is must see.

26. 2012-03-30
    soldstatus $115,000
27. 2005-05-26
    soldstatus $119,000
28. 2005-05-26
    soldstatus $119,000
29. 2005-04-13
    historical
30. 2005-03-09
    listed $121,750
31. 2004-06-10
    soldstatus $114,300
32. 2004-04-26
    historical
33. 2003-10-22
    listed $109,900

ⓘ 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: $2,892 · $241/mo
• Projected year-2 tax: $2,892 · $241/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,309
• − Mortgage interest: −$11,147
• − Property taxes: −$2,892
• − Insurance: −$995
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − HOA: −$8,616
• − Depreciation: −$5,789
• Taxable loss: −$8,180
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-3,069/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: Lake Oswego SD 7J
• NCES district ID: 4107230
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 72% ▼ -12.00%
• Median HH income: $85,996
• Composite: 59.86/100
• National rank: #889
• State rank: #4 of 58 in OR

Livability — Lake Oswego

• Score: 84/100
• State rank: #32
• US rank: #769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Oswego, OR
• County: Clackamas County · 361,406 people
• City population: 47,242
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 25,911
• Household income: $130,603
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 667.0

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 (74%)
• Race & ethnicity: White 74% Asian 12% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 15% · China, Canada, South Korea
• Languages at home: 83% English-only · Other Indo-European 4% Chinese 3% Spanish 3%

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: ▼ -511.92%
• Current HPI: 304.7663
• Rent YoY: ▲ 0.36%
• 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

+91.1% since first listed

18 events — show timeline

• 2026-05-05 Relisted — RMLS
• 2026-04-22 Pending — RMLS
• 2026-04-07 Price Changed $210,000 RMLS
• 2026-03-21 Listed $230,000 RMLS
• 2026-03-10 Sold (Public Records) $124,000 Public Records
• 2023-05-01 Sold (Public Records) $131,843 Public Records
• 2016-02-18 Sold (Public Records) $149,900 Public Records
• 2016-02-18 Sold (MLS) $149,900 RMLS
• 2015-12-14 Pending — RMLS
• 2015-12-07 Listed $149,900 RMLS
• 2012-03-30 Sold (Public Records) $115,000 Public Records
• 2005-05-26 Sold (Public Records) $119,000 Public Records
• 2005-05-26 Sold (MLS) $119,000 RMLS
• 2005-04-13 Delisted — RMLS
• 2005-03-09 Listed $121,750 RMLS
• 2004-06-10 Sold (MLS) $114,300 RMLS
• 2004-04-26 Delisted — RMLS
• 2003-10-22 Listed $109,900 RMLS

Property tax history

+3.2%/yr

Latest (2025): $2,892 · +2.7% YoY. Source: county tax records.