300 SE Goodnight Ave #74 · Corvallis, OR 97333

$64,000

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 263 Days on market

Manufactured home Built 1990 Fair condition $68/sqft · 34% below area Est $97k · 34% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Welcome to this 938 sq ft 2bd 2ba manufactured home completely remodeled in 2019 in a clean park. Good functional floor plan with bedroom and bath on each side of the home 1 with tub & standing shower and 1 with standing shower. The kitchen offers great counter space, bar seating, and plenty of cabinet storage, making it ideal for cooking and entertaining. Primary bedroom has walk in closet. Washer and dryer hookups. Large deck. Lot has a separate storage area. Near bus line, parks, walking trails & OSU.

Key facts

• Completely remodeled
• Walk in closet
• Bar seating

Tags

• COMPLETELY REMODELED
• FUNCTIONAL FLOOR PLAN
• GREAT COUNTER SPACE
• BAR SEATING
• PLENTY OF CABINET STORAGE
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 2.7% in Corvallis — 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 82/100 on livability (#45 in OR, #1,113 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Corvallis SD 509J (urban): math 49% / reading 62% proficiency, ranked #15 of 183 in OR (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lincoln Elementary School (331 students, 45% FRL); Linus Pauling Middle School (768 students, 45% FRL); Corvallis High School (1,284 students, 40% FRL).
• Market conditions: Rents rising (+2.6%/yr); 156 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Benton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.21% ✓
• Cap rate: 19.51%
• Cash-on-cash: 47.20%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (median comp): $97,450
• List price: $64,000
• Delta: -34.33%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 SE Goodnight Ave #82	0.00mi	3/1.0 (+1)	924 (-2%)	3mo	$40,000	$43	86
300 SE Goodnight Ave #56	0.00mi	3/1.0 (+1)	1,008 (+8%)	8mo	$51,000	$51	72
2010 SW 3rd St #24	0.76mi	2/1.0	924 (-2%)	6mo	$120,000	$130	54
2010 SW 3rd #24 St	0.76mi	2/1.0	924 (-2%)	6mo	$120,000	$130	54
2010 SW 3rd St #16	0.76mi	3/1.0 (+1)	924 (-2%)	2mo	$74,900	$81	52
3277 SE Midvale Dr	0.44mi	3/2.0 (+1)	1,116 (+19%)	13mo	$349,000	$313	38
388 SW Butterfield Pl	0.68mi	3/2.0 (+1)	1,080 (+15%)	11mo	$319,900	$296	29
2010 SW 3rd St #19	0.76mi	3/2.0 (+1)	756 (-19%)	19mo	$69,000	$91	19

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 2.90×
• Total profit: $34,002
• Equity at exit: $9,543

10-year hold

• IRR: 50.0%
• Equity multiple: 5.76×
• Total profit: $85,292
• Equity at exit: $5,534

Cash invested: $17,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $69,000 ($84/sqft)
• Median days on market: 106 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +24.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97333

• Rents YoY: 2.6%
• Active inventory: 156
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$336
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $705

Break-even live

Break-even rent $520

Max offer price $64,000

Occupancy floor 45%

Sensitivity live

Price	-10% $741	-5% $723	+0% $705	+5% $687	+10% $669
Rent	-10% $593	-5% $649	+0% $705	+5% $761	+10% $816
Rate	-1.0pp $737	-0.5pp $721	base $705	+0.5pp $688	+1.0pp $671

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: $16,000
• Closing costs: $1,920
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2880 SW 3rd St Corvallis, OR	2.0–5.0	1.0–3.0	1948	$4,418	$2.27	0d	3	0.22mi
2880 SW 3rd St Unit 1624345P Corvallis, OR	2.0	1.0	807	$5,210	$6.46	49d	1	0.22mi
165 SW Wake Robin Ave Corvallis, OR	3.0	1.0	840	$1,900	$2.26	1d	1	0.24mi
900 SE Centerpointe Dr Corvallis, OR	2.0	1.5–2.0	1051	$1,749	$1.66	0d	4	0.34mi
2665 SW Pickford St Unit CNV 57 Corvallis, OR	2.0	1.0	756	$1,395	$1.85	185d	1	0.36mi
2665 SW Pickford St Unit CNV 59 Corvallis, OR	2.0	1.0	756	$1,395	$1.85	37d	1	0.36mi
2665 SW Pickford St Unit Cnv Corvallis, OR	2.0	1.0	756	$1,295	$1.71	10d	1	0.36mi
2555 SW Pickford St Unit B Corvallis, OR	2.0	1.0	796	$1,395	$1.75	29d	1	0.40mi
2567 SW Pickford St Unit C Corvallis, OR	2.0	1.0	800	$1,295	$1.62	185d	1	0.42mi
3460 SE Midvale Dr Corvallis, OR	1.0–3.0	1.0–1.5	858	$1,610	$1.88	0d	1	0.46mi
2406 SE Ryan St Corvallis, OR	3.0	1.5	1040	$2,395	$2.30	24d	1	0.50mi
100 SE Viewmont Ave Unit 130-C Corvallis, OR	2.0	1.5	1080	$1,500	$1.39	6d	1	0.50mi
100 SE Viewmont Ave Unit 110-A Corvallis, OR	2.0	1.5	1080	$1,550	$1.44	184d	1	0.53mi
2305 SW Leonard St Corvallis, OR	2.0	1.0	760	$1,395	$1.84	16d	1	0.56mi
2305 SW Leonard St Corvallis, OR	2.0	1.0	760	$1,395	$1.84	15d	1	0.56mi
445 SW Tunison Ave Unit 445-13 Corvallis, OR	2.0	1.0	760	$1,395	$1.84	184d	1	0.61mi
1012 SE Dorothy Ave Corvallis, OR	3.0	2.0	1092	$2,295	$2.10	2d	1	0.64mi
2170 SE Ryan St Corvallis, OR	3.0	1.0	1056	$2,195	$2.08	14d	1	0.65mi
2000 SE Bethel St Corvallis, OR	3.0	1.0	937	$2,325	$2.48	184d	1	0.73mi
350 SE Lilly Ave Apt 3 Corvallis, OR	1.0	1.0	600	$1,395	$2.33	184d	1	0.82mi
350 SE Lilly Ave Unit 2 Corvallis, OR	2.0	1.0	700	$1,595	$2.28	10d	1	0.82mi
1840 SE Bethel St Corvallis, OR	3.0	1.0	1020	$1,995	$1.96	9d	1	0.82mi
325 SE Lilly Ave Unit A Corvallis, OR	2.0	1.5	856	$1,525	$1.78	184d	1	0.85mi
325 SE Lilly Ave Unit D Corvallis, OR	2.0	1.5	856	$1,575	$1.84	44d	1	0.87mi
305 SE Atwood Ave Corvallis, OR	2.0	1.0	900	$2,100	$2.33	10d	1	0.95mi
1750 SE Crystal Lake Dr Unit 1750-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	184d	1	0.96mi
255 SE Bridgeway Ave Corvallis, OR	2.0	1.0	900	$1,595	$1.77	7d	1	0.99mi
325 SE Bridgeway Ave Corvallis, OR	2.0	1.0	780	$1,595	$2.04	50d	1	1.00mi
1680 SE Crystal Lake Dr Unit 1680-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	184d	1	1.01mi
1060 SW E Ave Unit 1050-5 Corvallis, OR	2.0	1.0	900	$1,395	$1.55	8d	1	1.49mi
1250 SW E Ave Unit 2 Corvallis, OR	2.0	1.0	600	$1,395	$2.33	44d	1	1.50mi
1250 SW E Ave Unit 4 Corvallis, OR	2.0	1.0	600	$1,495	$2.49	10d	1	1.50mi

Listing history 50 events

1. 2026-11-08
   days on market $64,000 Active 263 DOM
2. 2026-11-07
   days on market $64,000 Active 262 DOM
3. 2026-11-06
   days on market $64,000 Active 261 DOM
4. 2026-11-05
   days on market $64,000 Active 260 DOM
5. 2026-11-04
   days on market $64,000 Active 259 DOM
6. 2026-11-02
   days on market $64,000 Active 257 DOM
7. 2026-11-01
   days on market $64,000 Active 256 DOM
8. 2026-10-31
   days on market $64,000 Active 255 DOM
9. 2026-10-30
   days on market $64,000 Active 254 DOM
10. 2026-10-29
    days on market $64,000 Active 253 DOM
11. 2026-10-28
    days on market $64,000 Active 252 DOM
12. 2026-10-27
    days on market $64,000 Active 251 DOM
13. 2026-10-26
    days on market $64,000 Active 250 DOM
14. 2026-10-25
    days on market $64,000 Active 249 DOM
15. 2026-10-24
    days on market $64,000 Active 248 DOM
16. 2026-10-23
    days on market $64,000 Active 247 DOM
17. 2026-10-22
    days on market $64,000 Active 246 DOM
18. 2026-10-21
    days on market $64,000 Active 245 DOM
19. 2026-10-20
    days on market $64,000 Active 244 DOM
20. 2026-10-19
    days on market $64,000 Active 243 DOM
21. 2026-10-18
    days on market $64,000 Active 242 DOM
22. 2026-10-17
    days on market $64,000 Active 241 DOM
23. 2026-10-16
    days on market $64,000 Active 240 DOM
24. 2026-10-15
    days on market $64,000 Active 239 DOM
25. 2026-10-14
    days on market $64,000 Active 238 DOM
26. 2026-10-14
    days on market $64,000 Active 237 DOM
27. 2026-10-12
    days on market $64,000 Active 236 DOM
28. 2026-10-11
    days on market $64,000 Active 235 DOM
29. 2026-10-10
    days on market $64,000 Active 234 DOM
30. 2026-10-09
    days on market $64,000 Active 233 DOM
31. 2026-10-08
    days on market $64,000 Active 232 DOM
32. 2026-10-07
    days on market $64,000 Active 231 DOM
33. 2026-10-06
    days on market $64,000 Active 230 DOM
34. 2026-10-05
    days on market $64,000 Active 229 DOM
35. 2026-10-04
    days on market $64,000 Active 228 DOM
36. 2026-10-04
    days on market $64,000 Active 227 DOM
37. 2026-10-02
    days on market $64,000 Active 226 DOM
38. 2026-10-01
    days on market $64,000 Active 225 DOM
39. 2026-09-30
    days on market $64,000 Active 224 DOM
40. 2026-09-29
    days on market $64,000 Active 223 DOM
41. 2026-09-28
    pricedays on market $64,000 Active 222 DOM
42. 2026-09-27
    days on market $69,000 Active 221 DOM
43. 2026-09-26
    days on market $69,000 Active 220 DOM
44. 2026-09-25
    days on market $69,000 Active 219 DOM
45. 2026-09-24
    days on market $69,000 Active 218 DOM
46. 2026-09-24
    days on market $69,000 Active 217 DOM
47. 2026-09-22
    days on market $69,000 Active 216 DOM
48. 2026-09-20
    days on market $69,000 Active 214 DOM
49. 2026-09-18
    days on market $69,000 Active 212 DOM
50. 2026-09-17
    days on market $69,000 Active 211 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $578 · $48/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$43/yr (+$4/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 14 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: $16,942
• − Mortgage interest: −$3,585
• − Property taxes: −$578
• − Insurance: −$320
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,862
• Taxable income: $7,886
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $6,566/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,450–$42,210 screening

The home is in fair condition with some minor repairs and maintenance needed. It has good bathrooms and a decent layout, but could benefit from fresh paint and landscaping to enhance its curb appeal and value.

Repairs flagged

• Minor Deck — Some wear and tear visible on the wooden deck.
• Minor Landscaping — Some overgrown areas in the yard.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Rental Landscaping and yard maintenance — A well-maintained yard can attract more tenants and increase rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Lincoln Elementary School Middle Linus Pauling Middle School High Corvallis High School

Schools (NCES district)

• District: Corvallis SD 509J
• NCES district ID: 4103480
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $44,820
• Composite: 48.62/100
• National rank: #4584
• State rank: #15 of 183 in OR

A Composite livability gradescore 82/100

Livability — Corvallis

• Score: 82/100
• State rank: #45
• US rank: #1113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corvallis, OR
• County: Benton County · 96,963 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 23,934
• Household income: $65,191
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 14% of renters

---

Population outlook (Benton County) Hauer SSP2

• Today (2025): 96,963 people
• By 2030: 101,658 · +4.8%
• By 2040: 110,157 · +13.6%
• By 2050: 119,275 · +23.0%
• By 2075: 145,172 · +49.7%
• By 2100: 165,349 · +70.5%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 7%
• Languages at home: 87% English-only · Spanish 5% Chinese 4% Other Indo-European 2%

---

Political lean MEDSL · Benton

• 2024 margin: Solid D (+39.6) · D 68.1% · R 28.5% · Other 3.5%
• 2008→2024 swing: +8.1pp toward D · 2008: 31.5pp · 2024: 39.6pp
• All cycles: 2024: D+39.6 2020: D+39.7 2016: D+33.8 2012: D+28.8 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -376.98%
• Current HPI: 309.2734
• Rent YoY: ▲ 2.63%
• Metro: Corvallis, 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

+254.5% since first listed

9 events — show timeline

• 2026-02-17 Listed $78,000 WVMLS
• 2022-02-24 Sold (MLS) $60,000 WVMLS
• 2022-01-17 Pending — WVMLS
• 2022-01-08 Listed $60,000 WVMLS
• 2019-04-26 Sold (MLS) $45,000 WVMLS
• 2019-04-08 Contingent — WVMLS
• 2019-03-30 Price Changed $46,000 WVMLS
• 2019-02-22 Listed $50,000 WVMLS
• 1995-10-13 Sold (Public Records) $22,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $578 · +3.0% YoY. Source: county tax records.