26715 E Still Creek Rd · Rhododendron, OR 97049

$250,000

3 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 73 Days on market

Built 1924 $171/sqft · 40% below area Est $418k · 40% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked among the trees in the heart of Rhododendron, this secluded cabin offers a truly peaceful mountain escape. Surrounded by towering evergreens and a serene, wooded landscape, you’re just a short stroll to beautiful Still Creek, bringing the essence of Mt. Hood living right to your doorstep.A brand new metal roof provides a strong foundation, while the cabin itself is in overall solid condition with opportunity for thoughtful updates and personalization. An ideal canvas to create a refined retreat that reflects your vision and style.Designed as a getaway to unwind and recharge, this property invites you to slow down and enjoy the natural beauty of the Mt. Hood corridor. Just minutes from Mount Hood Skibowl, Timberline Lodge, and the charming village of Government Camp, with year-round recreation, dining, and mountain amenities close at hand.Private. Peaceful. Timeless!!. A place to escape, restore, and make your own!!

Key facts

• Towering evergreens
• Secluded cabin
• Wooded landscape

Tags

• SECLUDED CABIN
• PEACEFUL MOUNTAIN ESCAPE
• TOWERING EVERGREENS
• WOODED LANDSCAPE
• SHORT STROLL TO STILL CREEK
• BRAND NEW METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/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 $249k (0.2% below list).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: 45 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 $2k of loan paydown is wiped out by about $8k 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 73 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $418,021
• List price: $250,000
• Delta: -40.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26986 E Still Creek Rd	0.24mi	3/1.0	1,398 (-4%)	6mo	$219,000	$157	77
26565 E Henry Creek Rd	0.35mi	3/2.0	1,516 (+4%)	14mo	$645,000	$425	62
27172 E Marion Rd	0.32mi	4/2.0 (+1)	1,610 (+10%)	2mo	$785,000	$488	57
26855 E Chinook Ln	0.34mi	3/2.0	1,596 (+9%)	24mo	$500,000	$313	45
26709 E Henry Creek Rd	0.47mi	2/1.0 (-1)	1,655 (+13%)	10mo	$475,000	$287	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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-11,186
• Equity at exit: $37,276

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $27,752
• Equity at exit: $21,615

Cash invested: $70,000 (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 97049

• Home prices YoY: -28.4%
• Active inventory: 45
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $462

Break-even live

Break-even rent $1,910

Max offer price $250,000

Occupancy floor 76%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $250,000 Active 73 DOM
2. 2026-06-17
   days on market $250,000 Active 72 DOM
3. 2026-06-16
   days on market $250,000 Active 71 DOM
4. 2026-06-15
   days on market $250,000 Active 70 DOM
5. 2026-06-13
   days on market $250,000 Active 68 DOM
6. 2026-06-13
   days on market $250,000 Active 67 DOM
7. 2026-06-09
   days on market $250,000 Active 64 DOM
8. 2026-06-08
   days on market $250,000 Active 63 DOM
9. 2026-06-07
   days on market $250,000 Active 62 DOM
10. 2026-06-03
    days on market $250,000 Active 58 DOM
11. 2026-06-02
    days on market $250,000 Active 57 DOM
12. 2026-06-01
    days on market $250,000 Active 56 DOM
13. 2026-05-31
    days on market $250,000 Active 55 DOM
14. 2026-04-06
    listed $275,000 Active 941-char remark

    Show marketing remark (941 chars)

    Tucked among the trees in the heart of Rhododendron, this secluded cabin offers a truly peaceful mountain escape. Surrounded by towering evergreens and a serene, wooded landscape, you’re just a short stroll to beautiful Still Creek, bringing the essence of Mt. Hood living right to your doorstep.A brand new metal roof provides a strong foundation, while the cabin itself is in overall solid condition with opportunity for thoughtful updates and personalization. An ideal canvas to create a refined retreat that reflects your vision and style.Designed as a getaway to unwind and recharge, this property invites you to slow down and enjoy the natural beauty of the Mt. Hood corridor. Just minutes from Mount Hood Skibowl, Timberline Lodge, and the charming village of Government Camp, with year-round recreation, dining, and mountain amenities close at hand.Private. Peaceful. Timeless!!. A place to escape, restore, and make your own!!

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$1,301/yr (+$108/mo · 115.8%)

ⓘ 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 1/10 Low 8 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,936
• − Mortgage interest: −$14,004
• − Property taxes: −$1,124
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$7,273
• Taxable income: $1,496
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $5,184/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 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 — Rhododendron

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,015

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 4% Scottish 3% Italian 3%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Chinese 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: ▼ -118.02%
• Current HPI: 297.7871
• 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

• 2026-04-06 Listed $275,000 RMLS

Property tax history

+3.7%/yr

Latest (2025): $1,124 · +10.5% YoY. Source: county tax records.