1200 E Central Ave · Sutherlin, OR 97479

$89,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 28 Days on market

Built 1994 Est $91k · at est.

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Why this score? — see what drove the B- 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 +8.7/10.0
• ARV discount +8.4/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Home in 55+ Community – Backing to Trees for Privacy!Welcome to this beautifully maintained mobile home in a peaceful 55+ community, offering privacy, comfort, and modern updates. Nestled at the back of the park, this home backs up to mature trees, providing a serene setting and added privacy. Enjoy the convenience of a spacious yard—perfect for gardening, relaxing, or entertaining.Inside, you'll find recent upgrades including a newer roof, newer HVAC system, and modern appliances that make this home truly move-in ready. The open-concept living and dining area is filled with natural light, while the kitchen is equipped with updated appliances and ample cabinet space.Located in a friendly, well-maintained park with easy access to shopping, dining, and healthcare facilities. Don’t miss your chance to enjoy low-maintenance living in a quiet and welcoming community.Schedule your showing today!

Key facts

• Split bdrm floorplan
• Roomy lot
• Island bar

Tags

• ROOMY LOT
• WALKING DISTANCE TO POOL
• WALKING DISTANCE TO CLUBHOUSE
• SPLIT BDRM FLOORPLAN
• WALK IN SHOWER
• ISLAND BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.5% in Sutherlin — 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 70/100 on livability (#135 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Sutherlin SD 130 (town): math 19% / reading 40% proficiency, ranked #47 of 58 in OR (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $89k implies a 394% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 E Central Ave #139	0.00mi	2/2.0 (-1)	950 (-12%)	4mo	$74,400	$78	72
1200 E Central Ave #128	0.00mi	2/2.0 (-1)	924 (-14%)	1mo	$55,000	$60	70
1200 E Central Ave #40	0.00mi	2/2.0 (-1)	1,188 (+10%)	20mo	$100,000	$84	62
1200 E Central Ave	0.00mi	2/1.0 (-1)	924 (-14%)	12mo	$18,000	$19	57
310 Waite St	0.39mi	3/2.0	1,188 (+10%)	21mo	$286,000	$241	48
221 Easy St	0.36mi	2/2.0 (-1)	1,188 (+10%)	22mo	$280,000	$236	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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,701
• Equity at exit: $13,270

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $26,723
• Equity at exit: $7,695

Cash invested: $24,920 (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 97479

• Home prices YoY: -19.2%
• Active inventory: 109
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $284

Break-even live

Break-even rent $863

Max offer price $89,000

Occupancy floor 72%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Sunny Ln Unit 122 Sutherlin, OR	2.0	1.0	860	$1,195	$1.39	21d	1	0.10mi
233 NW Sherman St Sutherlin, OR	2.0	2.0	988	$1,550	$1.57	13d	2	1.41mi

Listing history 41 events

1. 2026-06-19
   days on market $89,000 Active 28 DOM
2. 2026-06-18
   days on market $89,000 Active 27 DOM
3. 2026-06-17
   days on market $89,000 Active 26 DOM
4. 2026-06-16
   days on market $89,000 Active 25 DOM
5. 2026-06-15
   days on market $89,000 Active 24 DOM
6. 2026-06-14
   days on market $89,000 Active 22 DOM
7. 2026-06-12
   days on market $89,000 Active 21 DOM
8. 2026-06-09
   days on market $89,000 Active 18 DOM
9. 2026-06-08
   days on market $89,000 Active 17 DOM
10. 2026-06-07
    days on market $89,000 Active 16 DOM
11. 2026-06-03
    days on market $89,000 Active 12 DOM
12. 2026-06-02
    days on market $89,000 Active 11 DOM
13. 2026-06-01
    days on market $89,000 Active 10 DOM
14. 2026-05-31
    days on market $89,000 Active 9 DOM
15. 2026-05-30
    days on market $89,000 Active 8 DOM
16. 2026-05-23
    listed $89,000 Active
17. 2025-07-03
    soldstatus $18,000 Closed 939-char remark

    Show marketing remark (939 chars)

    Charming 2-Bedroom Home in 55+ Community – Backing to Trees for Privacy!Welcome to this beautifully maintained mobile home in a peaceful 55+ community, offering privacy, comfort, and modern updates. Nestled at the back of the park, this home backs up to mature trees, providing a serene setting and added privacy. Enjoy the convenience of a spacious yard—perfect for gardening, relaxing, or entertaining.Inside, you'll find recent upgrades including a newer roof, newer HVAC system, and modern appliances that make this home truly move-in ready. The open-concept living and dining area is filled with natural light, while the kitchen is equipped with updated appliances and ample cabinet space.Located in a friendly, well-maintained park with easy access to shopping, dining, and healthcare facilities. Don’t miss your chance to enjoy low-maintenance living in a quiet and welcoming community.Schedule your showing today!

18. 2025-07-01
    status Pending 939-char remark

    Show marketing remark (939 chars)

    Charming 2-Bedroom Home in 55+ Community – Backing to Trees for Privacy!Welcome to this beautifully maintained mobile home in a peaceful 55+ community, offering privacy, comfort, and modern updates. Nestled at the back of the park, this home backs up to mature trees, providing a serene setting and added privacy. Enjoy the convenience of a spacious yard—perfect for gardening, relaxing, or entertaining.Inside, you'll find recent upgrades including a newer roof, newer HVAC system, and modern appliances that make this home truly move-in ready. The open-concept living and dining area is filled with natural light, while the kitchen is equipped with updated appliances and ample cabinet space.Located in a friendly, well-maintained park with easy access to shopping, dining, and healthcare facilities. Don’t miss your chance to enjoy low-maintenance living in a quiet and welcoming community.Schedule your showing today!

19. 2025-06-09
    status Active 939-char remark

    Show marketing remark (939 chars)

    Charming 2-Bedroom Home in 55+ Community – Backing to Trees for Privacy!Welcome to this beautifully maintained mobile home in a peaceful 55+ community, offering privacy, comfort, and modern updates. Nestled at the back of the park, this home backs up to mature trees, providing a serene setting and added privacy. Enjoy the convenience of a spacious yard—perfect for gardening, relaxing, or entertaining.Inside, you'll find recent upgrades including a newer roof, newer HVAC system, and modern appliances that make this home truly move-in ready. The open-concept living and dining area is filled with natural light, while the kitchen is equipped with updated appliances and ample cabinet space.Located in a friendly, well-maintained park with easy access to shopping, dining, and healthcare facilities. Don’t miss your chance to enjoy low-maintenance living in a quiet and welcoming community.Schedule your showing today!

20. 2025-05-30
    status Pending 939-char remark

    Show marketing remark (939 chars)

    Charming 2-Bedroom Home in 55+ Community – Backing to Trees for Privacy!Welcome to this beautifully maintained mobile home in a peaceful 55+ community, offering privacy, comfort, and modern updates. Nestled at the back of the park, this home backs up to mature trees, providing a serene setting and added privacy. Enjoy the convenience of a spacious yard—perfect for gardening, relaxing, or entertaining.Inside, you'll find recent upgrades including a newer roof, newer HVAC system, and modern appliances that make this home truly move-in ready. The open-concept living and dining area is filled with natural light, while the kitchen is equipped with updated appliances and ample cabinet space.Located in a friendly, well-maintained park with easy access to shopping, dining, and healthcare facilities. Don’t miss your chance to enjoy low-maintenance living in a quiet and welcoming community.Schedule your showing today!

21. 2025-05-05
    price $25,000 939-char remark

    Show marketing remark (939 chars)

    Charming 2-Bedroom Home in 55+ Community – Backing to Trees for Privacy!Welcome to this beautifully maintained mobile home in a peaceful 55+ community, offering privacy, comfort, and modern updates. Nestled at the back of the park, this home backs up to mature trees, providing a serene setting and added privacy. Enjoy the convenience of a spacious yard—perfect for gardening, relaxing, or entertaining.Inside, you'll find recent upgrades including a newer roof, newer HVAC system, and modern appliances that make this home truly move-in ready. The open-concept living and dining area is filled with natural light, while the kitchen is equipped with updated appliances and ample cabinet space.Located in a friendly, well-maintained park with easy access to shopping, dining, and healthcare facilities. Don’t miss your chance to enjoy low-maintenance living in a quiet and welcoming community.Schedule your showing today!

22. 2025-04-29
    listed $30,000 Active 939-char remark

    Show marketing remark (939 chars)

    Charming 2-Bedroom Home in 55+ Community – Backing to Trees for Privacy!Welcome to this beautifully maintained mobile home in a peaceful 55+ community, offering privacy, comfort, and modern updates. Nestled at the back of the park, this home backs up to mature trees, providing a serene setting and added privacy. Enjoy the convenience of a spacious yard—perfect for gardening, relaxing, or entertaining.Inside, you'll find recent upgrades including a newer roof, newer HVAC system, and modern appliances that make this home truly move-in ready. The open-concept living and dining area is filled with natural light, while the kitchen is equipped with updated appliances and ample cabinet space.Located in a friendly, well-maintained park with easy access to shopping, dining, and healthcare facilities. Don’t miss your chance to enjoy low-maintenance living in a quiet and welcoming community.Schedule your showing today!

23. 2024-11-07
    soldstatus $92,000 Closed 373-char remark

    Show marketing remark (373 chars)

    An affordable opportunity! A 1988 double wide manufactured home in Pineview Estates! This home offers 2 bedrooms, 2 bathrooms, its own laundry area, an open floor plan, updated flooring AND new interior paint! Outside offers extra parking, a carport, and a low Maintenace yard! Located in a 55+ community, enjoy the club house and pool. Call for your private showing today!

24. 2024-10-09
    status Pending 373-char remark

    Show marketing remark (373 chars)

    An affordable opportunity! A 1988 double wide manufactured home in Pineview Estates! This home offers 2 bedrooms, 2 bathrooms, its own laundry area, an open floor plan, updated flooring AND new interior paint! Outside offers extra parking, a carport, and a low Maintenace yard! Located in a 55+ community, enjoy the club house and pool. Call for your private showing today!

25. 2024-10-07
    status Active 373-char remark

    Show marketing remark (373 chars)

    An affordable opportunity! A 1988 double wide manufactured home in Pineview Estates! This home offers 2 bedrooms, 2 bathrooms, its own laundry area, an open floor plan, updated flooring AND new interior paint! Outside offers extra parking, a carport, and a low Maintenace yard! Located in a 55+ community, enjoy the club house and pool. Call for your private showing today!

26. 2024-10-02
    status Pending 373-char remark

    Show marketing remark (373 chars)

    An affordable opportunity! A 1988 double wide manufactured home in Pineview Estates! This home offers 2 bedrooms, 2 bathrooms, its own laundry area, an open floor plan, updated flooring AND new interior paint! Outside offers extra parking, a carport, and a low Maintenace yard! Located in a 55+ community, enjoy the club house and pool. Call for your private showing today!

27. 2024-09-27
    listed $89,000 Active 373-char remark

    Show marketing remark (373 chars)

    An affordable opportunity! A 1988 double wide manufactured home in Pineview Estates! This home offers 2 bedrooms, 2 bathrooms, its own laundry area, an open floor plan, updated flooring AND new interior paint! Outside offers extra parking, a carport, and a low Maintenace yard! Located in a 55+ community, enjoy the club house and pool. Call for your private showing today!

28. 2022-11-10
    soldstatus $90,000 Closed
29. 2022-11-09
    status Pending
30. 2022-11-07
    price $84,900
31. 2022-11-01
    listed $89,000 Active
32. 2017-08-14
    soldstatus $2,475,000
33. 2007-10-22
    historical
34. 2007-10-22
    soldstatus $18,500
35. 2007-07-24
    soldstatus $18,000
36. 2007-07-10
    historical
37. 2007-06-25
    listed $25,000
38. 2007-03-15
    listed $20,000
39. 2000-06-05
    soldstatus $48,500
40. 1999-10-19
    listed $46,500
41. 1994-04-01
    soldstatus $2,953,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,660
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,589
• Taxable income: $2,163
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,884/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: Sutherlin SD 130
• NCES district ID: 4111940
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 40% ▼ -14.00%
• Median HH income: $40,425
• Composite: 24.79/100
• National rank: #7598
• State rank: #47 of 58 in OR

Livability — Sutherlin

• Score: 70/100
• State rank: #135
• US rank: #7711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sutherlin, OR
• Population (ZIP): 10,479

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.34%
• Current HPI: 328.8614
• 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

-97.0% since first listed

26 events — show timeline

• 2026-05-23 Listed $89,000 FSBO.com
• 2025-07-03 Sold (MLS) $18,000 RMLS
• 2025-07-01 Pending — RMLS
• 2025-06-09 Relisted — RMLS
• 2025-05-30 Pending — RMLS
• 2025-05-05 Price Changed $25,000 RMLS
• 2025-04-29 Listed $30,000 RMLS
• 2024-11-07 Sold (MLS) $92,000 RMLS
• 2024-10-09 Pending — RMLS
• 2024-10-07 Relisted — RMLS
• 2024-10-02 Pending — RMLS
• 2024-09-27 Listed $89,000 RMLS
• 2022-11-10 Sold (MLS) $90,000 RMLS
• 2022-11-09 Pending — RMLS
• 2022-11-07 Price Changed $84,900 RMLS
• 2022-11-01 Listed $89,000 RMLS
• 2017-08-14 Sold (Public Records) $2,475,000 Public Records
• 2007-10-22 Sold (MLS) $18,500 RMLS
• 2007-10-22 Delisted — RMLS
• 2007-07-24 Sold (MLS) $18,000 RMLS
• 2007-07-10 Delisted — RMLS
• 2007-06-25 Listed $25,000 RMLS
• 2007-03-15 Listed $20,000 RMLS
• 2000-06-05 Sold (MLS) $48,500 RMLS
• 1999-10-19 Listed $46,500 RMLS
• 1994-04-01 Sold (Public Records) $2,953,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $62,299 · -0.7% YoY. Source: county tax records.