65000 E Highway 26 Unit WFB40 · Mount Hood Villages, OR 97067

$114,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 121 Days on market

Manufactured home Built 2020 Excellent condition $287/sqft · at area comps Est $120k · at est. ↓ 8% since listing

---

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 +17.6/30.0
• ARV discount +9.4/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -4.4

Listing remarks

Beautiful 2020 park model in the desirable White Fir Bluff area of Mt. Hood Village, now offered at $114,900. Newer than many competing cabins in the community, this inviting mountain retreat offers modern finishes, efficient construction, mini split heating and cooling, and a comfortable place to enjoy Mt. Hood throughout the seasons. The thoughtfully designed 1 bedroom, 1 bath interior features solid surface countertops, stainless steel appliances, custom built ins, abundant natural light, attractive wood trim, generous storage, and a warm mountain modern atmosphere. Most furnishings may remain with acceptable terms, offering the possibility of a nearly turnkey getaway.

Key facts

• Salmon river trails
• Covered deck patio
• Built 2020

Tags

• COVERED DECK PATIO
• EASY TO MAINTAIN GARDEN
• SALMON RIVER TRAILS
• WILDWOOD RECREATION AREA
• MT HOOD VILLAGE AMENITIES
• HISTORIC TIMBERLINE LODGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $112k (2.6% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 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 $794 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.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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: 0.97% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $120,000
• List price: $114,900
• Delta: -4.25%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65000 E Highway 26 Unit WFB 34	0.03mi	1/1.0	398 (-0%)	14mo	$160,000	$402	86
65000 E Highway 26	0.23mi	1/1.0	385 (-4%)	6mo	$120,000	$312	78
65000 E Highway 26 Unit FC273	0.18mi	1/1.0	416 (+4%)	21mo	$119,000	$286	67
65000 E Highway 26 Unit WFB 31	0.27mi	1/1.0	399 (-0%)	26mo	$70,000	$175	67
65000 E Highway 26 Unit WFB 5	0.25mi	1/1.0	408 (+2%)	25mo	$120,000	$294	65
65000 E Highway 26 Unit WFB-C	0.25mi	1/1.0	499 (+25%)	34mo	$90,500	$181	43
65000 E Highway 26 Unit FC284	0.25mi	1/1.0	331 (-17%)	35mo	$80,000	$242	43

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-12,840
• Equity at exit: $17,132

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-3,694
• Equity at exit: $9,934

Cash invested: $32,172 (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: $99,500 ($239/sqft)
• Median days on market: 218 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +25.4% 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: 8.6×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $90

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 87%

Sensitivity live

Price	-10% $170	-5% $130	+0% $90	+5% $51	+10% $11
Rent	-10% $2	-5% $46	+0% $90	+5% $135	+10% $179
Rate	-1.0pp $148	-0.5pp $120	base $90	+0.5pp $61	+1.0pp $30

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: $28,725
• Closing costs: $3,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Seller-listed building area: 400 (main level area total)Unit length 44 ft, width 15 ft
• Financial info: Monthly lot rent: $860Land lease expiration: December 31, 2026
• HOA & community: Located in Mt. Hood Village cottage community with clubhouse, banquet room, game room, playground, nature setting, hiking and bike trails, swimming, gated access, convenience store, and lodge WiFi; pets welcomeLand lease in effect (lot rent collected monthly)

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Electricity and propane fuelCommunity waterCommunity sewer
• Home design: Manufactured home in park (residential)Model: Douglas44 by 15 unitEntry level: MainBuilt in 2020Skirting foundation
• Construction: Metal roof
• Exterior features: Covered deckDeckPorchTool shedCement sidingMountain, park/greenbelt and trees/woods views

Interior

• Kitchen: DishwasherFree-standing rangeFree-standing refrigeratorMicrowaveRange hoodPlumbed for ice makerSolid surface countertopsStainless steel appliances
• Bedrooms: Primary bedroom on main level with built-in features and ceiling fan
• Bathrooms: One full bathroom on main level
• Heating & cooling: Mini split heatingMini split cooling
• Interior features: Ceiling fansFurnishedHigh ceilingsVaulted ceilingsLaundry areaVinyl window frames
• Laundry & utility: Washer/dryer (washer/dryer noted in kitchen area)Electric hot water

Listing history 50 events

1. 2026-09-23
   days on market $114,900 Active 121 DOM
2. 2026-09-22
   days on market $114,900 Active 120 DOM
3. 2026-09-21
   days on market $114,900 Active 119 DOM
4. 2026-09-20
   days on market $114,900 Active 118 DOM
5. 2026-09-14
   days on market $114,900 Active 117 DOM
6. 2026-09-13
   days on market $114,900 Active 116 DOM
7. 2026-09-12
   days on market $114,900 Active 115 DOM
8. 2026-09-11
   days on market $114,900 Active 114 DOM
9. 2026-09-05
   days on market $114,900 Active 108 DOM
10. 2026-09-04
    days on market $114,900 Active 107 DOM
11. 2026-09-03
    days on market $114,900 Active 106 DOM
12. 2026-08-31
    days on market $114,900 Active 103 DOM
13. 2026-08-30
    days on market $114,900 Active 102 DOM
14. 2026-08-29
    days on market $114,900 Active 101 DOM
15. 2026-08-28
    days on market $114,900 Active 100 DOM
16. 2026-08-27
    days on market $114,900 Active 99 DOM
17. 2026-08-26
    days on market $114,900 Active 98 DOM
18. 2026-08-25
    days on market $114,900 Active 97 DOM
19. 2026-08-24
    days on market $114,900 Active 96 DOM
20. 2026-08-23
    days on market $114,900 Active 95 DOM
21. 2026-08-22
    days on market $114,900 Active 94 DOM
22. 2026-08-21
    days on market $114,900 Active 93 DOM
23. 2026-08-20
    days on market $114,900 Active 92 DOM
24. 2026-08-19
    days on market $114,900 Active 91 DOM
25. 2026-08-18
    days on market $114,900 Active 90 DOM
26. 2026-08-17
    days on market $114,900 Active 89 DOM
27. 2026-08-16
    days on market $114,900 Active 88 DOM
28. 2026-08-15
    days on market $114,900 Active 87 DOM
29. 2026-08-14
    days on market $114,900 Active 86 DOM
30. 2026-08-13
    days on market $114,900 Active 85 DOM
31. 2026-08-11
    days on market $114,900 Active 83 DOM
32. 2026-08-10
    days on market $114,900 Active 82 DOM
33. 2026-08-09
    days on market $114,900 Active 81 DOM
34. 2026-08-08
    days on market $114,900 Active 80 DOM
35. 2026-08-06
    days on market $114,900 Active 78 DOM
36. 2026-08-05
    days on market $114,900 Active 77 DOM
37. 2026-08-04
    days on market $114,900 Active 76 DOM
38. 2026-08-03
    days on market $114,900 Active 75 DOM
39. 2026-07-31
    days on market $114,900 Active 72 DOM
40. 2026-07-30
    days on market $114,900 Active 70 DOM
41. 2026-07-28
    days on market $114,900 Active 69 DOM
42. 2026-07-26
    days on market $114,900 Active 67 DOM
43. 2026-07-24
    days on market $114,900 Active 65 DOM
44. 2026-07-23
    days on market $114,900 Active 64 DOM
45. 2026-07-22
    days on market $114,900 Active 63 DOM
46. 2026-07-21
    days on market $114,900 Active 62 DOM
47. 2026-07-20
    pricedays on market $114,900 Active 61 DOM
48. 2026-07-18
    days on market $125,000 Active 59 DOM
49. 2026-07-18
    days on market $125,000 Active 58 DOM
50. 2026-07-16
    days on market $125,000 Active 57 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

Taxation est. · year 1

• Rental income: $13,436
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,343
• Taxable loss: −$791
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $1,275/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

Excellent 95/100 None rehab

This 2020 manufactured home in the White Fir Bluff area of Mt. Hood Village is in excellent condition with no visible repairs or maintenance needed. It offers a modern and stylish interior with efficient living spaces and a beautiful outdoor deck and landscaping.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances the home's aesthetic and appeal ↑
• Both Add a smart home system — Improves convenience and energy efficiency ↑

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: 22.5% rent · 77.5% 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

Property features AI

Finance

• Other: Seller-listed building area: 400 (main level area total)Unit length 44 ft, width 15 ft
• Financial info: Monthly lot rent: $860Land lease expiration: December 31, 2026
• HOA & community: Located in Mt. Hood Village cottage community with clubhouse, banquet room, game room, playground, nature setting, hiking and bike trails, swimming, gated access, convenience store, and lodge WiFi; pets welcomeLand lease in effect (lot rent collected monthly)

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Electricity and propane fuelCommunity waterCommunity sewer
• Home design: Manufactured home in park (residential)Model: Douglas44 by 15 unitEntry level: MainBuilt in 2020Skirting foundation
• Construction: Metal roof
• Exterior features: Covered deckDeckPorchTool shedCement sidingMountain, park/greenbelt and trees/woods views

Interior

• Kitchen: DishwasherFree-standing rangeFree-standing refrigeratorMicrowaveRange hoodPlumbed for ice makerSolid surface countertopsStainless steel appliances
• Bedrooms: Primary bedroom on main level with built-in features and ceiling fan
• Bathrooms: One full bathroom on main level
• Heating & cooling: Mini split heatingMini split cooling
• Interior features: Ceiling fansFurnishedHigh ceilingsVaulted ceilingsLaundry areaVinyl window frames
• Laundry & utility: Washer/dryer (washer/dryer noted in kitchen area)Electric hot water

Price history

-8.1% since first listed

2 events — show timeline

• 2026-07-18 Price Changed $114,900 RMLS
• 2026-05-20 Listed $125,000 RMLS