20248 Highway 213 #52 · Oregon City, OR 97045

$159,000

3 bd · 1.0 ba · 1,200 sqft · Other public records · 83 Days on market

Built 1999 $132/sqft · at area comps Est $164k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +8.8/15.0
• Livability +4.4/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must have appointment to view.Welcome to this well-maintained 1,200 sq. ft. home in a welcoming 55+ community in Oregon City. This 3-bedroom, 2-bath home offers both comfort and convenience, with a thoughtfully designed layout focused on accessibility and easy living.Built in 1999, the home features an ADA elevator for added mobility, along with accessible bathrooms and a primary suite that includes a walk-in closet and accessible shower. Brand-new carpet adds a fresh touch throughout.Enjoy peace of mind with a propane generator—perfect for running appliances during a storm or charging a mobility scooter.The spacious layout provides a great balance of independence and community living in a desirable location. Additional park storage may be available for a boat, RV, or trailer for as little as $15/month. Dog park area available.

Key facts

• Ada elevator
• Accessible shower
• Walk-in closet

Tags

• ADA ELEVATOR
• ACCESSIBLE BATHROOMS
• WALK-IN CLOSET
• ACCESSIBLE SHOWER
• PROPANE GENERATOR
• PARK STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.6% in Oregon City — 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 87/100 on livability (#12 in OR, #271 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Oregon City SD 62 (suburban): math 18% / reading 40% proficiency, ranked #40 of 58 in OR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.1%/yr); 408 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.41% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (median comp): $163,750
• List price: $159,000
• Delta: -2.90%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.46×
• Total profit: $20,522
• Equity at exit: $23,707

10-year hold

• IRR: 19.4%
• Equity multiple: 2.49×
• Total profit: $66,267
• Equity at exit: $13,747

Cash invested: $44,520 (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 97045

• Rents YoY: 1.1%
• Active inventory: 408
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$834
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $793

Break-even live

Break-even rent $1,240

Max offer price $159,000

Occupancy floor 60%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19839 Highway 213 Oregon City, OR	1.0–3.0	1.0–2.0	862	$1,918	$2.22	2d	13	0.65mi
15150 Gifford Ln Oregon City, OR	2.0	2.0	1073	$2,449	$2.28	15d	1	0.76mi
14378 Walnut Grove Way Oregon City, OR	1.0–3.0	1.0–2.0	1015	$2,595	$2.56	2d	24	1.37mi
14338 S Maple Lane Ct Oregon City, OR	2.0–4.0	1.0–2.0	993	$2,000	$2.01	2d	14	1.47mi
14155 S Beavercreek Rd Unit 222 Oregon City, OR	2.0	2.0	916	$1,700	$1.86	24d	1	1.49mi
14155 S Beavercreek Rd Unit 243 Oregon City, OR	2.0	2.0	916	$1,575	$1.72	24d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $159,000 Active 83 DOM
2. 2026-06-17
   days on market $159,000 Active 82 DOM
3. 2026-06-16
   days on market $159,000 Active 81 DOM
4. 2026-06-15
   days on market $159,000 Active 80 DOM
5. 2026-06-13
   days on market $159,000 Active 78 DOM
6. 2026-06-09
   days on market $159,000 Active 74 DOM
7. 2026-06-08
   days on market $159,000 Active 73 DOM
8. 2026-06-07
   days on market $159,000 Active 72 DOM
9. 2026-06-03
   days on market $159,000 Active 68 DOM
10. 2026-06-02
    days on market $159,000 Active 67 DOM
11. 2026-06-01
    days on market $159,000 Active 66 DOM
12. 2026-05-31
    days on market $159,000 Active 65 DOM
13. 2026-03-27
    listed $159,000 Active 845-char remark

    Show marketing remark (845 chars)

    Must have appointment to view.Welcome to this well-maintained 1,200 sq. ft. home in a welcoming 55+ community in Oregon City. This 3-bedroom, 2-bath home offers both comfort and convenience, with a thoughtfully designed layout focused on accessibility and easy living.Built in 1999, the home features an ADA elevator for added mobility, along with accessible bathrooms and a primary suite that includes a walk-in closet and accessible shower. Brand-new carpet adds a fresh touch throughout.Enjoy peace of mind with a propane generator—perfect for running appliances during a storm or charging a mobility scooter.The spacious layout provides a great balance of independence and community living in a desirable location. Additional park storage may be available for a boat, RV, or trailer for as little as $15/month. Dog park area available.

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$592/yr (+$49/mo · 62.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,917
• − Mortgage interest: −$8,906
• − Property taxes: −$951
• − Insurance: −$795
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$4,625
• Taxable income: $7,333
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $7,753/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: Oregon City SD 62
• NCES district ID: 4109330
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $64,272
• Composite: 26.65/100
• National rank: #7169
• State rank: #40 of 58 in OR

Livability — Oregon City

• Score: 87/100
• State rank: #12
• US rank: #271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oregon City, OR
• County: Clackamas County · 361,406 people
• City population: 57,526
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 57,526
• Household income: $103,573
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 1045.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 6% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -624.55%
• Current HPI: 301.9661
• Rent YoY: ▲ 1.12%
• 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

1 event — show timeline

• 2026-03-27 Listed $159,000 RMLS

Property tax history

+3.6%/yr

Latest (2025): $951 · +10.1% YoY. Source: county tax records.