1600 Rhododendron Dr · Florence, OR 97439

$299,000

2 bd · 2.0 ba · 1,529 sqft · SingleFamily · 14 Days on market

Built 1977 7,405 sqft lot $196/sqft · 5% below area Est $315k · 5% under $335/mo HOA · 18% of rent ↓ 13% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Schools +3.7/10.0
• Cash flow +3.5/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Estate auction. Sept 13th at Florence Events Center. This is one of four rental units to be sold by Bank Trustee. For open house viewing, auction details and terms and condition of auction contact listing office. High bidder at auction will need $2000 earnest money deposit, all cash closing in thirty days, There is a 10% buyers premium added to the high bid..

Key facts

• Fenced yard
• Covered carport
• Large covered patio

Tags

• LARGE COVERED PATIO
• BEAUTIFULLY LANDSCAPED YARD
• FENCED YARD
• COVERED CARPORT
• LARGE STORAGE SHED
• WORK SHED

Property features AI

Finance

• Other: Located in a senior community; Lot is level (approx. 7,000–9,999 sq ft); Gate-entry directions available
• HOA & community: Part of Greentrees Village (monthly association fee); Association amenities include athletic court, cable TV, gated entry, gym, internet, party room, pool, recreation facilities, sauna, spa/hot tub, trash and water service

Exterior

• Parking: Covered carport
• Security: Security gate
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home on real property; Single-story (main level residence); Approximately described condition; Faces views of trees/woods
• Construction: Built in 1977; Vinyl siding; Composition roof; Block foundation
• Exterior features: Covered patio; Fenced yard; Tool shed; Workshop; Yard; Trees/woods view; Paved road access

Interior

• Kitchen: Dishwasher; Double oven; Free-standing range; Free-standing refrigerator; Electric hot water
• Bedrooms: Primary bedroom (main level); Second bedroom (main level)
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No central air
• Interior features: Furnished; Laminate flooring; Wall-to-wall carpet; Washer and dryer included
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-904 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (43.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (36.6% below list).
• Recommended offer: $168k (43.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#142 in OR) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime A-; Watch: employment C-, amenities F, commute F.
• Siuslaw SD 97J (town): math 33% / reading 50% proficiency, ranked #106 of 183 in OR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Siuslaw Elementary School (math 22% / reading 37%, grade F, #263 of 412 statewide, top 68%, 520 students, 68% FRL); Siuslaw Middle School (math 15% / reading 37%, grade F, #101 of 128 statewide, top 80%, 270 students, 68% FRL); Siuslaw High School (math 24% / reading 75%, grade D+, #32 of 143 statewide, top 34%, 459 students, 68% FRL).
• Market conditions: 416 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 21 sale attempts since 25y ago; this cycle's ask is 394% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $299k implies a 394% gain — meaningful room to come down on a strong offer.

Recommended offer $168,150 (43.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 2.66%
• Cash-on-cash: -12.96%
• DSCR: 0.42
• GRM: 13.1

CMA / ARV

• ARV (median comp): $314,856
• List price: $299,000
• Delta: -5.04%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Park Village Dr	0.18mi	3/2.0 (+1)	1,468 (-4%)	10mo	$455,000	$310	72
108 Park Village Loop	0.48mi	3/2.0 (+1)	1,523 (-0%)	6mo	$462,000	$303	67
122 Park Village Loop	0.39mi	3/2.0 (+1)	1,476 (-4%)	7mo	$445,000	$301	65
35 Wild Winds St	0.28mi	3/2.0 (+1)	1,416 (-7%)	7mo	$396,000	$280	64
34 Wild Winds St	0.28mi	2/2.0	1,388 (-9%)	10mo	$429,000	$309	63
43 Park Village Dr	0.20mi	3/2.0 (+1)	1,372 (-10%)	10mo	$449,000	$327	60
2 Park Village Dr	0.44mi	3/2.0 (+1)	1,676 (+10%)	3mo	$480,000	$286	56
42 Park Village Dr	0.23mi	3/2.0 (+1)	1,342 (-12%)	13mo	$399,900	$298	53
1690 21st St	0.60mi	3/1.0 (+1)	1,454 (-5%)	12mo	$333,000	$229	45
1641 17th St	0.59mi	3/3.0 (+1)	1,642 (+7%)	14mo	$525,000	$320	40
968 Juniper St	0.67mi	3/3.0 (+1)	1,597 (+4%)	15mo	$439,900	$275	40
1088 Nopal St	0.74mi	3/1.0 (+1)	1,378 (-10%)	6mo	$399,000	$290	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 2.26×
• Total profit: $105,484
• Equity at exit: $269,363

10-year hold

• IRR: 14.9%
• Equity multiple: 5.26×
• Total profit: $356,391
• Equity at exit: $580,891

Cash invested: $83,720 (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 97439

• Home prices YoY: 2.5%
• Active inventory: 416
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$335
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-904

Break-even live

Break-even rent $3,040

Max offer price $168,150

Occupancy floor —

Sensitivity live

Price	-10% $-698	-5% $-801	+0% $-904	+5% $-1,008	+10% $-1,111
Rent	-10% $-1,054	-5% $-979	+0% $-904	+5% $-829	+10% $-755
Rate	-1.0pp $-754	-0.5pp $-828	base $-904	+0.5pp $-982	+1.0pp $-1,061

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Myeena Loop Florence, OR	2.0	2.0	1790	$1,895	$1.06	45d	1	0.88mi

HOA detail

• Monthly dues: $335 · $4,020/yr

Listing history 41 events

1. 2026-05-12
   status Pending 975-char remark
2. 2026-04-30
   listed $299,000 Active 975-char remark
3. 2008-09-26
   soldstatus $60,500 363-char remark

   Show marketing remark (363 chars)

   Estate auction. Sept 13th at Florence Events Center. This is one of four rental units to be sold by Bank Trustee. For open house viewing, auction details and terms and condition of auction contact listing office. High bidder at auction will need $2000 earnest money deposit, all cash closing in thirty days, There is a 10% buyers premium added to the high bid..

4. 2008-09-18
   historical 363-char remark

   Show marketing remark (363 chars)

   Estate auction. Sept 13th at Florence Events Center. This is one of four rental units to be sold by Bank Trustee. For open house viewing, auction details and terms and condition of auction contact listing office. High bidder at auction will need $2000 earnest money deposit, all cash closing in thirty days, There is a 10% buyers premium added to the high bid..

5. 2008-08-15
   listed $60,500 363-char remark

   Show marketing remark (363 chars)

   Estate auction. Sept 13th at Florence Events Center. This is one of four rental units to be sold by Bank Trustee. For open house viewing, auction details and terms and condition of auction contact listing office. High bidder at auction will need $2000 earnest money deposit, all cash closing in thirty days, There is a 10% buyers premium added to the high bid..

6. 2005-11-08
   soldstatus $127,000
7. 2005-09-20
   soldstatus $120,000
8. 2005-08-30
   listed $129,000
9. 2005-07-27
   listed $125,000
10. 2005-07-22
    soldstatus $150,000
11. 2005-07-01
    listed
12. 2005-04-13
    soldstatus $119,000
13. 2005-03-25
    soldstatus $100,000
14. 2005-03-23
    soldstatus $137,400
15. 2005-03-21
    soldstatus $105,000
16. 2005-03-10
    listed $119,000
17. 2005-03-07
    listed
18. 2005-02-18
    listed $105,000
19. 2005-02-12
    listed $138,900
20. 2005-01-24
    listed $175,000
21. 2004-12-14
    listed
22. 2004-11-26
    soldstatus $115,000
23. 2004-10-15
    soldstatus $205,000
24. 2004-10-06
    listed $115,000
25. 2004-10-05
    listed $117,900
26. 2004-10-04
    listed
27. 2004-10-01
    soldstatus $99,000
28. 2004-09-03
    listed $210,000
29. 2004-08-15
    listed $105,000
30. 2004-04-20
    soldstatus $163,000
31. 2004-03-22
    soldstatus $54,000
32. 2004-02-09
    soldstatus $78,000
33. 2003-10-21
    soldstatus $63,500
34. 2003-10-15
    listed $163,000
35. 2003-09-05
    listed $58,000
36. 2003-08-13
    listed $89,500
37. 2003-06-11
    soldstatus $78,000
38. 2003-05-24
    listed $82,500
39. 2003-04-08
    soldstatus $58,100
40. 2002-09-12
    listed $59,900
41. 2001-10-09
    listed $69,500

ⓘ 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 1/10 Low 7 d/yr ≥75°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,740
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$4,020
• − Depreciation: −$8,698
• Taxable loss: −$16,345
• Est. tax savings @ 24.0%: +$3,923
• After-tax cash flow: $-6,928/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: Siuslaw SD 97J
• NCES district ID: 4105100
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $36,892
• Composite: 36.82/100
• National rank: #9169
• State rank: #106 of 183 in OR

Livability — Florence

• Score: 70/100
• State rank: #142
• US rank: #8094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, OR
• Population (ZIP): 15,643

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.79%
• Current HPI: 717.84
• 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

-12.9% since first listed

39 events — show timeline

• 2008-09-26 Sold (MLS) $60,500 RMLS
• 2008-09-18 Delisted — RMLS
• 2008-08-15 Listed $60,500 RMLS
• 2005-11-08 Sold (MLS) $127,000 RMLS
• 2005-09-20 Sold (MLS) $120,000 RMLS
• 2005-08-30 Listed $129,000 RMLS
• 2005-07-27 Listed $125,000 RMLS
• 2005-07-22 Sold (MLS) $150,000 RMLS
• 2005-07-01 Listed — RMLS
• 2005-04-13 Sold (MLS) $119,000 RMLS
• 2005-03-25 Sold (MLS) $100,000 RMLS
• 2005-03-23 Sold (MLS) $137,400 RMLS
• 2005-03-21 Sold (MLS) $105,000 RMLS
• 2005-03-10 Listed $119,000 RMLS
• 2005-03-07 Listed — RMLS
• 2005-02-18 Listed $105,000 RMLS
• 2005-02-12 Listed $138,900 RMLS
• 2005-01-24 Listed $175,000 RMLS
• 2004-12-14 Listed — RMLS
• 2004-11-26 Sold (MLS) $115,000 RMLS
• 2004-10-15 Sold (MLS) $205,000 RMLS
• 2004-10-06 Listed $115,000 RMLS
• 2004-10-05 Listed $117,900 RMLS
• 2004-10-04 Listed — RMLS
• 2004-10-01 Sold (MLS) $99,000 RMLS
• 2004-09-03 Listed $210,000 RMLS
• 2004-08-15 Listed $105,000 RMLS
• 2004-04-20 Sold (MLS) $163,000 RMLS
• 2004-03-22 Sold (MLS) $54,000 RMLS
• 2004-02-09 Sold (MLS) $78,000 RMLS
• 2003-10-21 Sold (MLS) $63,500 RMLS
• 2003-10-15 Listed $163,000 RMLS
• 2003-09-05 Listed $58,000 RMLS
• 2003-08-13 Listed $89,500 RMLS
• 2003-06-11 Sold (MLS) $78,000 RMLS
• 2003-05-24 Listed $82,500 RMLS
• 2003-04-08 Sold (MLS) $58,100 RMLS
• 2002-09-12 Listed $59,900 RMLS
• 2001-10-09 Listed $69,500 RMLS