65000 E Highway 26 Unit WFB8 · Mount Hood Villages, OR
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $498 – $926
Heat risk 2/10 · Minimal
- Hot days now (above 86°F)
- 8 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 9/10 · Severe
- Unhealthy air days now
- 10 days/yr
- Unhealthy air days in 30 yrs
- 12 days/yr
Risk factors via First Street. Map © Google.
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 +3.8/5.0
- Appreciation +2.5/10.0
- Rent growth +2.5/5.0
- Livability +2.5/5.0
- Manufactured-home adj. -5.2
$119,000
65000 E Highway 26 Unit WFB8 · Mount Hood Villages, OR 97067
1 bd · 1.0 ba · 714 sqft · Manufactured
· 36 Days on market
Manufactured home
Built 1996
$167/sqft
· 48% below area
Est $230k · 48% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
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.
Key facts
- Winding trails
- Back deck
- Premium community
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath manufactured listed at $119k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $183 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $119k).
- Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
- Cap rate 8.1% vs local median 2.5% 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: Welches Elementary School (190 students, 42% FRL); Welches Middle School (89 students, 44% FRL); Sandy High School (1,440 students, 32% FRL) — zoned schools at 39% FRL track the district average.
- Market conditions: 78 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 18% 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 $823 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 36 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$115,430
(3.0% below list)
Questions for the listing agent
- It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 8.14%
- Cash-on-cash
- 6.59%
- DSCR
- 1.29
- GRM
- 7.8
CMA / ARV
- ARV (median comp)
- $229,900
- List price
- $119,000
- Delta
- -48.24%
- 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 RF 26 | 0.07mi | 2/1.0 (+1) | 840 (+18%) | 6mo | $229,900 | $274 | 62 |
| 65000 E Highway 26 Unit RF10 | 0.22mi | 1/1.0 | 778 (+9%) | 24mo | $215,000 | $276 | 55 |
| 65000 E Highway 26 Unit RF20 | 0.11mi | 1/1.0 | 824 (+15%) | 19mo | $205,000 | $249 | 54 |
| 65000 E Highway 26 #2 | 0.22mi | 1/1.0 | 600 (-16%) | 30mo | $179,001 | $298 | 45 |
| 65000 E Highway 26 Unit WFBF | 0.23mi | 1/1.0 | 602 (-16%) | 28mo | $125,000 | $208 | 44 |
| 65000 E Highway 26 Unit RF11 | 0.21mi | 2/1.0 (+1) | 880 (+23%) | 19mo | $190,000 | $216 | 44 |
| 65337 E Wemme | 0.43mi | 2/1.0 (+1) | 624 (-13%) | 12mo | $369,000 | $591 | 44 |
| 64954 E Mountain Meadow Ln | 0.52mi | 2/1.0 (+1) | 864 (+21%) | 2mo | $382,570 | $443 | 44 |
| 66655 E Barlow Trail Rd | 1.09mi | 1/1.0 | 595 (-17%) | 13mo | $422,000 | $709 | 30 |
| 66785 E Oregon St | 1.24mi | 1/1.0 | 594 (-17%) | 16mo | $430,000 | $724 | 27 |
| 66251 E Barlow Trail Rd | 0.91mi | 2/1.0 (+1) | 812 (+14%) | 20mo | $385,000 | $474 | 20 |
| 66151 E Mountain Air Dr | 0.86mi | 2/1.0 (+1) | 864 (+21%) | 23mo | $515,000 | $596 | 16 |
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
- -6.2%
- Equity multiple
- 0.77×
- Total profit
- $-7,614
- Equity at exit
- $17,743
10-year hold
- IRR
- 3.5%
- Equity multiple
- 1.25×
- Total profit
- $8,449
- Equity at exit
- $10,289
Cash invested: $33,320 (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.
Active competition Active MLS
- For sale now
- 3 active
- Median asking
- $115,000 ($156/sqft)
- Median days on market
- 51 d
- This list price
- 100% of active listings are priced below it
- ARV vs active asking
- +106.4% 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
- 78
- Price-to-rent
- 7.8×
Monthly cashflow live
↻
- Estimated rent
- $1,273 medium interval (Pro) →
- Mortgage (P&I)
- −$624
- Tax est. 1.5%
- −$149 /mo · $1,785/yr
- Insurance
- −$50
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$267
- Net cashflow
- $183
Break-even live
Break-even rent
$1,041
Max offer price
$119,000
Occupancy floor
81%
Sensitivity live
| Price | -10% $265 | -5% $224 | +0% $183 | +5% $142 | +10% $101 |
|---|---|---|---|---|---|
| Rent | -10% $82 | -5% $133 | +0% $183 | +5% $233 | +10% $283 |
| Rate | -1.0pp $243 | -0.5pp $213 | base $183 | +0.5pp $152 | +1.0pp $121 |
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
- $29,750
- Closing costs
- $3,570
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Other
- Unit size approximately 33 feet long by 12 feet wideBuilding area reported as 714 (floorplan)
- Financial info
- Land lease in effect (monthly lot rent reported)Land lease expiration: September 30, 2026
- HOA & community
- Mt Hood Village community amenities: basketball court, commons, gated access, grounds maintenance, management, meeting/party room, pool, recreation facilities, sewer, snow removal, trash service, water, weight room
Exterior
- Parking
- Driveway
- Security
- Gated community accessSecurity gate
- Utilities
- Community waterCommunity sewerElectricity and propane available
- Home design
- Manufactured home in a park (park model)Single-family, not attachedMain and upper levels (upper includes a loft)
- Construction
- Built in 1996
- Exterior features
- Metal roofCedar exteriorDeckFenced yardTool shedGated lotLevel terrainPaved road accessTrees/woods view
Interior
- Kitchen
- Free-standing gas rangeFree-standing refrigeratorMicrowave
- Bedrooms
- Primary bedroom on the main levelMain-floor bedroom with bath (accessible)
- Flooring
- Laminate flooringWall-to-wall carpet
- Bathrooms
- One full bathroom (main level)
- Heating & cooling
- Forced-air heatingNo central cooling indicated
- Interior features
- High-speed internet availableVaulted ceilingsWall-to-wall carpetLaminate flooringDouble-pane windows with vinyl framesLaundry areaAccessibility features including a main-floor bedroom with bathCrawl space basement
- Laundry & utility
- Washer and dryer includedElectric hot water
Listing history 50 events
-
2026-09-23days on market $119,000 Active 36 DOM
-
2026-09-22days on market $119,000 Active 35 DOM
-
2026-09-21days on market $119,000 Active 34 DOM
-
2026-09-20days on market $119,000 Active 33 DOM
-
2026-09-19days on market $119,000 Active 32 DOM
-
2026-09-18days on market $119,000 Active 31 DOM
-
2026-09-17days on market $119,000 Active 30 DOM
-
2026-09-16days on market $119,000 Active 29 DOM
-
2026-09-15days on market $119,000 Active 28 DOM
-
2026-09-14days on market $119,000 Active 27 DOM
-
2026-09-13days on market $119,000 Active 26 DOM
-
2026-09-12days on market $119,000 Active 25 DOM
-
2026-09-11days on market $119,000 Active 24 DOM
-
2026-09-05days on market $119,000 Active 18 DOM
-
2026-09-04days on market $119,000 Active 17 DOM
-
2026-09-03days on market $119,000 Active 16 DOM
-
2026-08-31days on market $119,000 Active 13 DOM
-
2026-08-30days on market $119,000 Active 12 DOM
-
2026-08-29days on market $119,000 Active 11 DOM
-
2026-08-28days on market $119,000 Active 10 DOM
-
2026-08-27days on market $119,000 Active 9 DOM
-
2026-08-26days on market $119,000 Active 8 DOM
-
2026-08-25days on market $119,000 Active 7 DOM
-
2026-08-24days on market $119,000 Active 6 DOM
-
2026-08-23days on market $119,000 Active 5 DOM
-
2026-08-22days on market $119,000 Active 4 DOM
-
2026-08-21days on market $119,000 Active 3 DOM
-
2026-08-20days on market $119,000 Active 2 DOM
-
2026-08-18pricedays on market $119,000 Active 1 DOM
-
2026-08-17days on market $125,000 Active 414 DOM
-
2026-08-16days on market $125,000 Active 413 DOM
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2026-08-15days on market $125,000 Active 412 DOM
-
2026-08-14days on market $125,000 Active 411 DOM
-
2026-08-13days on market $125,000 Active 410 DOM
-
2026-08-11days on market $125,000 Active 408 DOM
-
2026-08-10days on market $125,000 Active 407 DOM
-
2026-08-09days on market $125,000 Active 406 DOM
-
2026-08-08days on market $125,000 Active 405 DOM
-
2026-08-06days on market $125,000 Active 403 DOM
-
2026-08-05days on market $125,000 Active 402 DOM
-
2026-08-04days on market $125,000 Active 401 DOM
-
2026-08-03days on market $125,000 Active 400 DOM
-
2026-07-31days on market $125,000 Active 397 DOM
-
2026-07-30days on market $125,000 Active 395 DOM
-
2026-07-28days on market $125,000 Active 394 DOM
-
2026-07-26days on market $125,000 Active 392 DOM
-
2026-07-24days on market $125,000 Active 390 DOM
-
2026-07-23days on market $125,000 Active 389 DOM
-
2026-07-22days on market $125,000 Active 388 DOM
-
2026-07-21days on market $125,000 Active 387 DOM
ⓘ 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 1/10 Low
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,270
- − Mortgage interest
- −$6,666
- − Property taxes
- −$1,785
- − Insurance
- −$595
- − Repairs & maintenance
- −$1,222
- − Management
- −$1,222
- − Depreciation
- −$3,462
- Taxable income
- $319
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$77
- After-tax cash flow
- $2,118/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
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.
Zoned Schools
Elementary
Welches Elementary School
Middle
Welches Middle School
High
Sandy High School
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
- Severe rent burden
- 5% of renters
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 (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%
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
Industry mix (Fortune 500 HQ in OR)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Consumer Goods | 1 | $51B |
|
||
Price history
1 event — show timeline
- 2026-08-18 Listed $119,000 RMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…