612 N Cascade Dr Unit 6 · Woodburn, OR 97071

$154,999

2 bd · 1.0 ba · 940 sqft · Manufactured public records · 68 Days on market

Built 1967 $165/sqft · 224% above area

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Driftwood mobile home park Woodburn, Oregon across the street from golf course. This is a quiet clean 55+ community with a lease land space. Park rent is $595 a month. Clubhouse access for parties and get-togethers. This is a corner lot and it is by far the largest in the park. Beautifully remodeled and has a newer metal roof and furnace. Upgraded electrical panel and copper wiring with all new plugs, switches/dimmers and covers. . All new appliances. Open floor plan. The entire home has been repainted entirely inside and out. Completely remodeled kitchen with Under mount sink, convertible range hood, real quartz countertops with island bar. All new laminate wood flooring, and baseboard/trim throughout. New plumbing on all the sinks and shower. Large master bedroom with private deck access. Completely remodeled bathroom with a big brand new $10,000 walk-in tile shower. Two car driveway with carport and tons of outside shed storage. paver walkways and bbq area. Huge backyard and side yard with lots of garden space. Large covered rear deck.

Key facts

• Copper wiring
• New appliances
• Newer metal roof

Tags

• CORNER LOT
• NEWER METAL ROOF
• UPGRADED ELECTRICAL PANEL
• COPPER WIRING
• NEW APPLIANCES
• COMPLETELY REMODELED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.1% in Woodburn — 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 74/100 on livability (#91 in OR, #4,490 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: crime D+, commute D, amenities F.
• Woodburn SD 103 (town): math 20% / reading 31% proficiency, ranked #169 of 183 in OR (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Nellie Muir Elementary School (435 students, 72% FRL); Valor Middle School (630 students, 72% FRL); Woodburn Success (79 students, 68% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 310 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,591 units permitted in Marion County in 2024 (716 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.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,699 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1967 — 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. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $49,312
• List price: $154,999
• Delta: 214.32%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 N Cascade Dr #19	0.00mi	2/1.0	800 (-15%)	1mo	$40,000	$50	74
16688 OR-99 Hwy #36	0.71mi	2/2.0	924 (-2%)	22mo	$90,000	$97	41

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-13,010
• Equity at exit: $23,111

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,057
• Equity at exit: $13,401

Cash invested: $43,400 (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 97071

• Rents YoY: 2.9%
• Active inventory: 310
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $191

Break-even live

Break-even rent $1,356

Max offer price $154,999

Occupancy floor 83%

Sensitivity live

Price	-10% $298	-5% $245	+0% $191	+5% $138	+10% $84
Rent	-10% $65	-5% $128	+0% $191	+5% $254	+10% $317
Rate	-1.0pp $269	-0.5pp $231	base $191	+0.5pp $151	+1.0pp $110

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 W Hayes St Unit 02 Woodburn, OR	2.0	1.0	891	$1,495	$1.68	45d	1	0.20mi
1560 Newberg Hwy Unit 180-29 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	45d	1	0.23mi
1560 Newberg Hwy Unit 180-25 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	15d	1	0.23mi
770 Evergreen Rd Unit 06 Woodburn, OR	1.0	1.0	720	$1,250	$1.74	25d	1	0.34mi
1208 Newberg Hwy Woodburn, OR	2.0	1.0	960	$1,795	$1.87	0d	1	0.34mi
1208 Newberg Hwy Unit 103-A Woodburn, OR	2.0	1.0	960	$1,795	$1.87	45d	1	0.34mi
300 S Evergreen Rd Woodburn, OR	1.0–2.0	1.0–2.0	774	$1,770	$2.29	14d	1	0.55mi
1123 N 3rd St Unit 1125 Woodburn, OR	2.0	1.0	777	$1,595	$2.05	15d	1	0.78mi
311 S Evergreen Rd Woodburn, OR	1.0–2.0	1.0–2.0	882	$1,780	$2.02	0d	1	0.86mi
477 Broadway St Unit 1 Woodburn, OR	2.0	1.0	684	$1,495	$2.19	45d	1	0.88mi
2100 Arney Ln Woodburn, OR	1.0–2.0	1.0–2.0	887	$1,999	$2.25	0d	10	0.94mi
1601 N Front St Woodburn, OR	2.0	1.0	828	$1,280	$1.55	0d	1	1.00mi
398 Stacy Allison Way Woodburn, OR	1.0–3.0	1.0–2.0	1008	$2,087	$2.07	4d	108	1.00mi
1398 E Cleveland St Woodburn, OR	2.0	1.5	992	$1,595	$1.61	0d	1	1.29mi
1430 E Cleveland St Woodburn, OR	2.0	2.0	860	$1,708	$1.99	0d	3	1.32mi
1458 E Cleveland St Woodburn, OR	1.0	1.0	608	$1,295	$2.13	25d	1	1.36mi
8123 McCormick St Woodburn, OR	3.0	1.0	1100	$2,250	$2.05	15d	1	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $154,999 Active 68 DOM
2. 2026-06-18
   days on market $154,999 Active 65 DOM
3. 2026-06-17
   days on market $154,999 Active 64 DOM
4. 2026-06-16
   days on market $154,999 Active 63 DOM
5. 2026-06-15
   days on market $154,999 Active 62 DOM
6. 2026-06-14
   days on market $154,999 Active 60 DOM
7. 2026-06-10
   days on market $154,999 Active 57 DOM
8. 2026-06-09
   days on market $154,999 Active 56 DOM
9. 2026-06-08
   days on market $154,999 Active 55 DOM
10. 2026-06-07
    days on market $154,999 Active 54 DOM
11. 2026-06-05
    days on market $154,999 Active 51 DOM
12. 2026-06-03
    days on market $154,999 Active 50 DOM
13. 2026-06-02
    days on market $154,999 Active 49 DOM
14. 2026-06-01
    days on market $154,999 Active 48 DOM
15. 2026-05-31
    days on market $154,999 Active 47 DOM
16. 2026-05-30
    days on market $154,999 Active 46 DOM
17. 2026-04-10
    listed $154,999 Active 1066-char remark

    Show marketing remark (1066 chars)

    Located in Driftwood mobile home park Woodburn, Oregon across the street from golf course. This is a quiet clean 55+ community with a lease land space. Park rent is $595 a month. Clubhouse access for parties and get-togethers. This is a corner lot and it is by far the largest in the park. Beautifully remodeled and has a newer metal roof and furnace. Upgraded electrical panel and copper wiring with all new plugs, switches/dimmers and covers. . All new appliances. Open floor plan. The entire home has been repainted entirely inside and out. Completely remodeled kitchen with Under mount sink, convertible range hood, real quartz countertops with island bar. All new laminate wood flooring, and baseboard/trim throughout. New plumbing on all the sinks and shower. Large master bedroom with private deck access. Completely remodeled bathroom with a big brand new $10,000 walk-in tile shower. Two car driveway with carport and tons of outside shed storage. paver walkways and bbq area. Huge backyard and side yard with lots of garden space. Large covered rear deck.

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,176
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$4,509
• Taxable loss: −$184
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $2,339/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: Woodburn SD 103
• NCES district ID: 4113530
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $44,033
• Composite: 24.9/100
• National rank: #12993
• State rank: #169 of 183 in OR

Livability — Woodburn

• Score: 74/100
• State rank: #91
• US rank: #4490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodburn, OR
• County: Marion County · 258,219 people
• City population: 33,123
• Metro: Salem, OR
• Population (ZIP): 33,123
• Household income: $70,938
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1039.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 34% Two or more races 22% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Scotch-Irish 2% Lithuanian 2% Romanian 2%
• Foreign-born: 30% · Canada, China
• Languages at home: 43% English-only · Spanish 53% Russian/Polish/Slavic 2%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -353.43%
• Current HPI: 297.3113
• Rent YoY: ▲ 2.94%
• Metro: Salem, OR
• 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

• 2026-04-10 Listed $154,999 Fizber.com

Property tax history

+1.9%/yr

Latest (2017): $228 · +26.2% YoY. Source: county tax records.