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

$125,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 29 Days on market

Built 2020 Excellent condition Est $118k · 6% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• ARV discount +4.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful newer 2020 park model located in the desirable White Fir Bluff area of Mt. Hood Village, surrounded by towering evergreens and the peaceful beauty of the Mt. Hood National Forest. This thoughtfully designed mountain retreat stands out from many older cabins in the community with modern construction, efficient living spaces, quality craftsmanship, and stylish finishes throughout. The inviting interior offers a comfortable 1 bedroom, 1 bath layout featuring solid surface countertops, stainless steel appliances, custom built-ins, abundant natural light, mini-split heating and cooling, and attractive wood trim details that create a warm mountain-modern feel. The efficient floorplan ma

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

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: $860; Land 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 welcome; Land lease in effect (lot rent collected monthly)

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Electricity and propane fuel; Community water; Community sewer
• Home design: Manufactured home in park (residential); Model: Douglas; 44 by 15 unit; Entry level: Main; Built in 2020; Skirting foundation
• Construction: Metal roof
• Exterior features: Covered deck; Deck; Porch; Tool shed; Cement siding; Mountain, park/greenbelt and trees/woods views

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave; Range hood; Plumbed for ice maker; Solid surface countertops; Stainless 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 heating; Mini split cooling
• Interior features: Ceiling fans; Furnished; High ceilings; Vaulted ceilings; Laundry area; Vinyl window frames
• Laundry & utility: Washer/dryer (washer/dryer noted in kitchen area); Electric hot water

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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: 54 active listings in the ZIP; 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 $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 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 5

Show comp detail 5 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%)	11mo	$160,000	$402	89
65000 E Highway 26	0.23mi	1/1.0	385 (-4%)	2mo	$120,000	$312	81
65000 E Highway 26 Unit FC273	0.18mi	1/1.0	416 (+4%)	18mo	$119,000	$286	70
65000 E Highway 26 Unit WFB 31	0.27mi	1/1.0	399 (-0%)	23mo	$70,000	$175	68
65000 E Highway 26 Unit WFB 5	0.25mi	1/1.0	408 (+2%)	22mo	$120,000	$294	66

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,510
• Equity at exit: $18,638

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $9,929
• 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 →

ZIP-level market 97067

• Home prices YoY: -21.2%
• Active inventory: 54
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $200

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 80%

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
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 29 DOM
2. 2026-06-17
   days on market $125,000 Active 28 DOM
3. 2026-06-16
   days on market $125,000 Active 27 DOM
4. 2026-06-15
   days on market $125,000 Active 26 DOM
5. 2026-06-13
   days on market $125,000 Active 24 DOM
6. 2026-06-13
   days on market $125,000 Active 23 DOM
7. 2026-06-09
   days on market $125,000 Active 20 DOM
8. 2026-06-08
   days on market $125,000 Active 19 DOM
9. 2026-06-07
   days on market $125,000 Active 18 DOM
10. 2026-06-03
    days on market $125,000 Active 14 DOM
11. 2026-06-02
    days on market $125,000 Active 13 DOM
12. 2026-06-01
    days on market $125,000 Active 12 DOM
13. 2026-05-31
    days on market $125,000 Active 11 DOM
14. 2026-05-20
    listed $125,000 Active

ⓘ 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: $16,157
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,636
• Taxable income: $433
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,294/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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 2,285
• Population (ZIP): 2,285

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

• 2026-05-20 Listed $125,000 RMLS