503 SE Sheridan #34 · Sheridan, OR 97378

$95,000

1 bd · 1.0 ba · 533 sqft · Manufactured · 63 Days on market

Built 2026 Good condition Est $76k · 26% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new manufactured home in 55+ park, right on the Yamhill River! Sit on either the front or the back covered decks and enjoy! Pretty maintenance free living in the back of the park and not in the flood plain. 1 bedroom, 1 bath well designed home with all beauty, bells and whistles. Open great room concept, hickory cabinets, kitchen appliances included, forced air furnace, inside laundry area includes the washer and dryer, bathroom with a stand-up shower, R4 value custom blinds, front covered deck, covered carport and move in ready! Small grass area to the right of the home for a doggie spot or garden.

Key facts

• Covered decks
• Inside laundry area
• Yamhill river

Tags

• YAMHILL RIVER
• COVERED DECKS
• GREAT ROOM CONCEPT
• KITCHEN APPLIANCES INCLUDED
• FORCED AIR FURNACE
• INSIDE LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.2% in Sheridan — 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 61/100 on livability (#261 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, schools D-.
• Sheridan SD 48J (town): math 29% / reading 38% proficiency, ranked #144 of 183 in OR (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $75,686
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 SE Sheridan Rd #7	0.05mi	1/1.0	550 (+3%)	15mo	$78,000	$142	80

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $9,427
• Equity at exit: $14,165

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $40,225
• Equity at exit: $8,214

Cash invested: $26,600 (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 97378

• Home prices YoY: -20.1%
• Active inventory: 65
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $389

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 66%

Sensitivity live

Price	-10% $455	-5% $422	+0% $389	+5% $357	+10% $324
Rent	-10% $285	-5% $337	+0% $389	+5% $442	+10% $494
Rate	-1.0pp $437	-0.5pp $414	base $389	+0.5pp $365	+1.0pp $340

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $95,000 Active 63 DOM
2. 2026-06-17
   price $95,000 Active 62 DOM
3. 2026-06-17
   days on market $129,900 Active 62 DOM
4. 2026-06-16
   days on market $129,900 Active 61 DOM
5. 2026-06-15
   days on market $129,900 Active 60 DOM
6. 2026-06-13
   days on market $129,900 Active 58 DOM
7. 2026-06-09
   days on market $129,900 Active 54 DOM
8. 2026-06-08
   days on market $129,900 Active 53 DOM
9. 2026-06-07
   days on market $129,900 Active 52 DOM
10. 2026-06-03
    days on market $129,900 Active 48 DOM
11. 2026-06-02
    days on market $129,900 Active 47 DOM
12. 2026-06-01
    days on market $129,900 Active 46 DOM
13. 2026-05-31
    days on market $129,900 Active 45 DOM
14. 2026-04-16
    listed $134,900 Active 612-char remark

    Show marketing remark (612 chars)

    Brand new manufactured home in 55+ park, right on the Yamhill River! Sit on either the front or the back covered decks and enjoy! Pretty maintenance free living in the back of the park and not in the flood plain. 1 bedroom, 1 bath well designed home with all beauty, bells and whistles. Open great room concept, hickory cabinets, kitchen appliances included, forced air furnace, inside laundry area includes the washer and dryer, bathroom with a stand-up shower, R4 value custom blinds, front covered deck, covered carport and move in ready! Small grass area to the right of the home for a doggie spot or garden.

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,887
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,764
• Taxable income: $3,360
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,866/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 · 2 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in a 55+ park is in good condition with a good roof, siding, and interior. It has a covered deck and carport, and is located near the Yamhill River. A fresh coat of paint and some landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace blinds — Custom blinds are a nice feature but may need replacement

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace blinds — Custom blinds are a nice feature but may need replacement ↑

ⓘ 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: Sheridan SD 48J
• NCES district ID: 4111220
• Math proficiency: 29% ▲ 5.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $46,226
• Composite: 31.42/100
• National rank: #11203
• State rank: #144 of 183 in OR

Livability — Sheridan

• Score: 61/100
• State rank: #261
• US rank: #17658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheridan, OR
• Population (ZIP): 9,613

Population outlook (Yamhill County) Hauer SSP2

• Today (2025): 109,295 people
• By 2030: 112,060 · +2.5%
• By 2040: 115,975 · +6.1%
• By 2050: 118,155 · +8.1%
• By 2075: 120,968 · +10.7%
• By 2100: 116,163 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 6% Black 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Italian 3% Portuguese 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Yamhill

• 2024 margin: Lean R (+6.1) · D 45.3% · R 51.4% · Other 3.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -1.4pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+4.0 2016: R+8.8 2012: R+6.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.42%
• Current HPI: 359.9468
• 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

• 2026-04-16 Listed $134,900 RMLS