65000 E Highway 26 Unit WFB8 · Mount Hood Villages, OR 97067

$125,000

1 bd · 1.0 ba · 714 sqft · Manufactured · 405 Days on market

Manufactured home Built 1996 Good condition $175/sqft · 46% below area Est $230k · 46% under ↓ 22% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -4.6

Listing remarks MLS

Escape to your private oasis located inside the gated community of Mt Hood Village in Welches! This charming cabin with den, living room, eating area, kitchen, bedroom and full bathroom on the main level, as well as upstairs loft offers ultimate privacy with a tall gated front entry and fencing surrounded the secluded courtyard. Driveway has dedicated parking for 2 cars! The inviting kitchen features an eat-at bar, new gas range, and microwave and is open to the living room with a wall of windows facing all the nature the mountain has to offer. Unwind in the cozy den, complete with tongue and groove accents and direct access to a spacious rear wrap-around deck, perfect for soaking in picturesque tree and mountain range views. The large, detached shed with plenty of storage house the full-size washer/dryer. Enjoy access to all park amenities which include a pool, hot tub, gym, clubhouse, basketball court, playground, and onsite general store. Explore scenic trails winding down to the Salmon River and beyond. Conveniently located just 15 minutes to Government Camp, 25 minutes to Timberline, and 1 hour to PDX.

Key facts

• Gated community
• Inviting kitchen
• New gas range

Tags

• GATED COMMUNITY
• PRIVATE OASIS
• SECLUDED COURTYARD
• DEDICATED PARKING
• INVITING KITCHEN
• NEW GAS RANGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (5.5% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 16% 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 $864 of loan paydown is wiped out by about $4k 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 405 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $229,900
• List price: $125,000
• Delta: -45.63%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65000 E Highway 26 Unit RF10	0.00mi	1/1.0	778 (+9%)	23mo	$215,000	$276	66
65000 E Highway 26 Unit RF11	0.01mi	2/1.0 (+1)	880 (+23%)	18mo	$190,000	$216	55
65000 E Highway 26 #2	0.01mi	1/1.0	600 (-16%)	28mo	$179,001	$298	54
65000 E Highway 26 Unit WFBF	0.02mi	1/1.0	602 (-16%)	26mo	$125,000	$208	54
65337 E Wemme	0.23mi	2/1.0 (+1)	624 (-13%)	11mo	$369,000	$591	54
65000 E Highway 26 Unit RF 26	0.26mi	2/1.0 (+1)	840 (+18%)	4mo	$229,900	$274	54
65000 E Highway 26 Unit RF20	0.16mi	1/1.0	824 (+15%)	17mo	$205,000	$249	53
64954 E Mountain Meadow Ln	0.60mi	2/1.0 (+1)	864 (+21%)	1mo	$382,570	$443	41
66655 E Barlow Trail Rd	0.94mi	1/1.0	595 (-17%)	11mo	$422,000	$709	31
66785 E Oregon St	1.03mi	1/1.0	594 (-17%)	14mo	$430,000	$724	28
66251 E Barlow Trail Rd	0.78mi	2/1.0 (+1)	812 (+14%)	18mo	$385,000	$474	22
66151 E Mountain Air Dr	0.67mi	2/1.0 (+1)	864 (+21%)	21mo	$515,000	$596	21

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-15,840
• Equity at exit: $18,638

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-8,058
• Equity at exit: $10,808

Cash invested: $35,000 (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: $120,000 ($170/sqft)
• Median days on market: 5 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +89.8% 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: 8.8×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $69

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $155	-5% $112	+0% $69	+5% $26	+10% $-17
Rent	-10% $-24	-5% $22	+0% $69	+5% $116	+10% $162
Rate	-1.0pp $132	-0.5pp $101	base $69	+0.5pp $37	+1.0pp $4

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 405 DOM
2. 2026-08-06
   days on market $125,000 Active 403 DOM
3. 2026-08-05
   days on market $125,000 Active 402 DOM
4. 2026-08-04
   days on market $125,000 Active 401 DOM
5. 2026-08-03
   days on market $125,000 Active 400 DOM
6. 2026-07-31
   days on market $125,000 Active 397 DOM
7. 2026-07-30
   days on market $125,000 Active 395 DOM
8. 2026-07-28
   days on market $125,000 Active 394 DOM
9. 2026-07-26
   days on market $125,000 Active 392 DOM
10. 2026-07-24
    days on market $125,000 Active 390 DOM
11. 2026-07-23
    days on market $125,000 Active 389 DOM
12. 2026-07-22
    days on market $125,000 Active 388 DOM
13. 2026-07-21
    days on market $125,000 Active 387 DOM
14. 2026-07-20
    days on market $125,000 Active 386 DOM
15. 2026-07-18
    days on market $125,000 Active 384 DOM
16. 2026-07-18
    days on market $125,000 Active 383 DOM
17. 2026-07-16
    days on market $125,000 Active 382 DOM
18. 2026-07-15
    days on market $125,000 Active 381 DOM
19. 2026-07-14
    days on market $125,000 Active 380 DOM
20. 2026-07-13
    days on market $125,000 Active 379 DOM
21. 2026-07-13
    days on market $125,000 Active 378 DOM
22. 2026-07-11
    days on market $125,000 Active 377 DOM
23. 2026-07-10
    days on market $125,000 Active 376 DOM
24. 2026-07-09
    days on market $125,000 Active 375 DOM
25. 2026-07-07
    days on market $125,000 Active 373 DOM
26. 2026-07-06
    days on market $125,000 Active 372 DOM
27. 2026-07-05
    days on market $125,000 Active 371 DOM
28. 2026-07-03
    days on market $125,000 Active 369 DOM
29. 2026-06-30
    days on market $125,000 Active 367 DOM
30. 2026-06-29
    days on market $125,000 Active 366 DOM
31. 2026-06-28
    days on market $125,000 Active 365 DOM
32. 2026-06-27
    days on market $125,000 Active 364 DOM
33. 2026-06-26
    days on market $125,000 Active 363 DOM
34. 2026-06-24
    days on market $125,000 Active 361 DOM
35. 2026-06-22
    days on market $125,000 Active 359 DOM
36. 2026-06-21
    days on market $125,000 Active 358 DOM
37. 2026-06-18
    days on market $125,000 Active 355 DOM
38. 2026-06-17
    days on market $125,000 Active 354 DOM
39. 2026-06-16
    days on market $125,000 Active 353 DOM
40. 2026-06-15
    days on market $125,000 Active 352 DOM
41. 2026-06-13
    days on market $125,000 Active 350 DOM
42. 2026-06-13
    days on market $125,000 Active 349 DOM
43. 2026-06-09
    days on market $125,000 Active 346 DOM
44. 2026-06-08
    days on market $125,000 Active 345 DOM
45. 2026-06-07
    days on market $125,000 Active 344 DOM
46. 2026-06-03
    days on market $125,000 Active 340 DOM
47. 2026-06-02
    days on market $125,000 Active 339 DOM
48. 2026-06-01
    days on market $125,000 Active 338 DOM
49. 2026-05-31
    days on market $125,000 Active 337 DOM
50. 2026-04-01
    status Active 1124-char remark

    Show marketing remark (1124 chars)

    Escape to your private oasis located inside the gated community of Mt Hood Village in Welches! This charming cabin with den, living room, eating area, kitchen, bedroom and full bathroom on the main level, as well as upstairs loft offers ultimate privacy with a tall gated front entry and fencing surrounded the secluded courtyard. Driveway has dedicated parking for 2 cars! The inviting kitchen features an eat-at bar, new gas range, and microwave and is open to the living room with a wall of windows facing all the nature the mountain has to offer. Unwind in the cozy den, complete with tongue and groove accents and direct access to a spacious rear wrap-around deck, perfect for soaking in picturesque tree and mountain range views. The large, detached shed with plenty of storage house the full-size washer/dryer. Enjoy access to all park amenities which include a pool, hot tub, gym, clubhouse, basketball court, playground, and onsite general store. Explore scenic trails winding down to the Salmon River and beyond. Conveniently located just 15 minutes to Government Camp, 25 minutes to Timberline, and 1 hour to PDX.

ⓘ 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: $14,171
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,636
• Taxable loss: −$1,235
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $1,125/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

Good 75/100 Cosmetic rehab Est. rehab $3,570–$10,710 screening

This charming cabin in a gated community offers a good condition with a well-maintained exterior and interior. A fresh coat of paint and a new deck would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the deck — Improves durability and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

-21.9% since first listed

11 events — show timeline

• 2026-04-01 Relisted — RMLS
• 2026-03-02 Relisted — RMLS
• 2026-01-16 Relisted — RMLS
• 2025-11-26 Price Changed $125,000 RMLS
• 2025-11-19 Relisted — RMLS
• 2025-11-08 Pending — RMLS
• 2025-10-13 Price Changed $130,000 RMLS
• 2025-08-26 Price Changed $135,000 RMLS
• 2025-08-15 Price Changed $137,000 RMLS
• 2025-06-30 Price Changed $145,000 RMLS
• 2025-06-17 Listed $160,000 RMLS