3134 Highway 20 #12 · Sweet Home, OR 97386

$44,500

2 bd · 1.0 ba · 1,056 sqft · Other public records · 18 Days on market

Built 1978

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy low-maintenance living in this welcoming 55+ manufactured home park. This 2 bed, 2 bath home offers a nice layout with plenty of potential to make it your own. Relax on the front deck, take advantage of the covered carport, and enjoy extra storage in the included shed. A great opportunity in a pleasant community! Park rent includes water, sewer, and garbage.

Key facts

• Front deck
• Extra storage
• Covered carport

Tags

• FRONT DECK
• COVERED CARPORT
• EXTRA STORAGE

Property features AI

Finance

• Other: Park rent includes water, sewer, and garbage; No assessments/liens
• HOA & community: 55+ manufactured home park; Adult park

Exterior

• Parking: Covered carport; 1 garage space
• Utilities: City water; City sewer; Electric water heater; Park rent includes water, sewer, and garbage
• Home design: Double wide manufactured home; Located in an adult (55+) park; Park name: Greentree; Make: Homette; Built in 1978
• Construction: Vinyl siding; Composition roof; Built 1978
• Exterior features: Landscaped yard; Covered deck; Shed (outbuilding); No home warranty

Interior

• Kitchen: Electric range included
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced air heating
• Interior features: Vinyl flooring; High-speed communication available; Dining area (combination); Mudroom; Walk-in pantry
• Laundry & utility: Disposal not included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $44k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 2.9% in Sweet Home — 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 63/100 on livability (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweet Home SD 55 (town): math 26% / reading 42% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hawthorne Elementary School (math 24% / reading 37%, grade F, #251 of 412 statewide, top 62%, 311 students, 68% FRL); Sweet Home High School (math 22% / reading 64%, grade F, #63 of 143 statewide, top 44%, 684 students, 68% FRL).
• Market conditions: 166 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $308 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $43,832 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.54% ✓
• Cap rate: 32.34%
• Cash-on-cash: 93.01%
• DSCR: 5.14
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.8%
• Equity multiple: 5.36×
• Total profit: $54,308
• Equity at exit: $6,635

10-year hold

• IRR: 96.6%
• Equity multiple: 11.15×
• Total profit: $126,524
• Equity at exit: $3,848

Cash invested: $12,460 (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 97386

• Active inventory: 166
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$233
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $966

Break-even live

Break-even rent $354

Max offer price $44,500

Occupancy floor 34%

Sensitivity live

Price	-10% $991	-5% $978	+0% $966	+5% $953	+10% $941
Rent	-10% $841	-5% $904	+0% $966	+5% $1,028	+10% $1,090
Rate	-1.0pp $988	-0.5pp $977	base $966	+0.5pp $954	+1.0pp $943

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Main St Unit 2 Sweet Home, OR	2.0	1.0	884	$1,250	$1.41	44d	1	0.41mi
2500 Long St Unit 2500-C204 Sweet Home, OR	2.0	2.0	892	$1,450	$1.63	44d	1	0.49mi
1490 42nd Ave Sweet Home, OR	3.0	2.0	1224	$1,995	$1.63	44d	1	0.63mi
2034 Long St Sweet Home, OR	3.0	1.0	1050	$1,750	$1.67	44d	1	0.79mi
1881 Cedar St Sweet Home, OR	3.0	2.0	900	$1,950	$2.17	14d	1	1.35mi
1015 Nandina St Sweet Home, OR	2.0	1.0	800	$1,200	$1.50	14d	1	1.39mi
1317 Fir St Sweet Home, OR	2.0	2.0	1426	$1,700	$1.19	21d	1	1.40mi

Listing history 14 events

1. 2026-06-19
   days on market $44,500 Active 18 DOM
2. 2026-06-18
   days on market $44,500 Active 17 DOM
3. 2026-06-17
   days on market $44,500 Active 16 DOM
4. 2026-06-16
   days on market $44,500 Active 15 DOM
5. 2026-06-15
   days on market $44,500 Active 14 DOM
6. 2026-06-14
   days on market $44,500 Active 12 DOM
7. 2026-06-13
   days on market $44,500 Active 11 DOM
8. 2026-06-10
   days on market $44,500 Active 9 DOM
9. 2026-06-09
   days on market $44,500 Active 8 DOM
10. 2026-06-08
    days on market $44,500 Active 7 DOM
11. 2026-06-07
    days on market $44,500 Active 6 DOM
12. 2026-06-05
    days on market $44,500 Active 3 DOM
13. 2026-06-02
    remarks 366-char remark
14. 2026-06-02
    listed $44,500 Active 1 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: $334 · $28/mo
• Projected year-2 tax: $432 · $36/mo
• Expected delta: +$97/yr (+$8/mo · 29.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,920
• − Mortgage interest: −$2,493
• − Property taxes: −$334
• − Insurance: −$222
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$1,295
• Taxable income: $11,549
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $8,818/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Home, OR
• Population (ZIP): 15,509

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.31%
• Current HPI: 241.0077
• 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

+178.1% since first listed

3 events — show timeline

• 2026-06-01 Listed $44,500 WVMLS
• 2026-05-30 Listing Removed — WVMLS
• 2026-02-17 Listed $16,000 WVMLS

Property tax history

+4.1%/yr

Latest (2025): $334 · +10.6% YoY. Source: county tax records.