47775 Berry St Unit D6 · Oakridge, OR 97463

$14,000

2 bd · 2.0 ba · 1,022 sqft · Manufactured · 203 Days on market

Built 1977 $14/sqft · 94% below 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come live at the gateway to the gorgeous Oregon outdoors with quick access to hiking, fishing, biking and more! Beautiful mountain views from your patio. This home is one of the larger homes in the park with an open main living area and a nice separation of bedrooms. The Primary has a walk in closet and large ensuite bathroom and soaking tub. 2 outdoor storage sheds. Home includes laundry though the park has a laundry room as well. Kids playground and meeting room on site. Rent includes water/sewer and trash/recycling.

Key facts

• Soaking tub
• Walk in closet
• Ensuite bathroom

Tags

• MOUNTAIN VIEWS
• OUTDOOR STORAGE SHEDS
• OPEN MAIN LIVING AREA
• WALK IN CLOSET
• ENSUITE BATHROOM
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $14k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 94.7% vs local median 3.1% in Oakridge — 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 62/100 on livability (#252 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Oakridge SD 76 (town): math 22% / reading 36% proficiency, ranked #163 of 183 in OR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oakridge Elementary School (math 30% / reading 34%, grade F, #242 of 412 statewide, top 59%, 278 students, 83% FRL); Oakridge Junior High School (math 5% / reading 10%, grade F, #128 of 128 statewide, top 100%, 87 students, 226% FRL); Oakridge High School (148 students, 0% FRL) — zoned schools average 103% FRL vs 68% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 2 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 $1k of equity ($97 loan paydown + $1k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 10.20% ✓
• Cap rate: 94.70%
• Cash-on-cash: 315.75%
• DSCR: 15.05
• GRM: 0.8

CMA / ARV

• ARV (median comp): $235,503
• List price: $14,000
• Delta: -94.06%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76419 KS Dr	0.70mi	2/2.0	1,046 (+2%)	19mo	$146,000	$140	48
47541 Hansen St	0.55mi	3/2.0 (+1)	924 (-10%)	12mo	$180,000	$195	43

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: —
• Equity multiple: 18.64×
• Total profit: $69,149
• Equity at exit: $12,612

10-year hold

• IRR: —
• Equity multiple: 40.65×
• Total profit: $155,423
• Equity at exit: $27,199

Cash invested: $3,920 (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 97463

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $965

Break-even live

Break-even rent $207

Max offer price $14,000

Occupancy floor 27%

Sensitivity live

Price	-10% $975	-5% $970	+0% $965	+5% $960	+10% $955
Rent	-10% $852	-5% $909	+0% $965	+5% $1,021	+10% $1,078
Rate	-1.0pp $972	-0.5pp $969	base $965	+0.5pp $961	+1.0pp $958

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48091 Singletary Dr Oakridge, OR	2.0	1.0	1016	$1,525	$1.50	23d	1	0.66mi
48172 Lauren Dr Oakridge, OR	2.0	1.0	1258	$1,295	$1.03	45d	1	0.74mi

Listing history 3 events

1. 2026-05-17
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Come live at the gateway to the gorgeous Oregon outdoors with quick access to hiking, fishing, biking and more! Beautiful mountain views from your patio. This home is one of the larger homes in the park with an open main living area and a nice separation of bedrooms. The Primary has a walk in closet and large ensuite bathroom and soaking tub. 2 outdoor storage sheds. Home includes laundry though the park has a laundry room as well. Kids playground and meeting room on site. Rent includes water/sewer and trash/recycling.

2. 2026-04-28
   status Active 524-char remark

   Show marketing remark (524 chars)

   Come live at the gateway to the gorgeous Oregon outdoors with quick access to hiking, fishing, biking and more! Beautiful mountain views from your patio. This home is one of the larger homes in the park with an open main living area and a nice separation of bedrooms. The Primary has a walk in closet and large ensuite bathroom and soaking tub. 2 outdoor storage sheds. Home includes laundry though the park has a laundry room as well. Kids playground and meeting room on site. Rent includes water/sewer and trash/recycling.

3. 2025-08-29
   listed $26,500 Active 524-char remark

   Show marketing remark (524 chars)

   Come live at the gateway to the gorgeous Oregon outdoors with quick access to hiking, fishing, biking and more! Beautiful mountain views from your patio. This home is one of the larger homes in the park with an open main living area and a nice separation of bedrooms. The Primary has a walk in closet and large ensuite bathroom and soaking tub. 2 outdoor storage sheds. Home includes laundry though the park has a laundry room as well. Kids playground and meeting room on site. Rent includes water/sewer and trash/recycling.

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 9 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,137
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$867
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$407
• Taxable income: $12,126
• Est. tax owed @ 24.0%: −$2,910
• After-tax cash flow: $8,670/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: Oakridge SD 76
• NCES district ID: 4109150
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $39,696
• Composite: 27.24/100
• National rank: #12441
• State rank: #163 of 183 in OR

Livability — Oakridge

• Score: 62/100
• State rank: #252
• US rank: #17292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakridge, OR
• Population (ZIP): 3,820

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Lithuanian 5% Serbian 4%
• Foreign-born: 0%

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: ▲ 15.71%
• Current HPI: 342.8226
• 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

3 events — show timeline

• 2026-05-17 Pending — RMLS
• 2026-04-28 Relisted — RMLS
• 2025-08-29 Listed $26,500 RMLS