2601 NE Jack London St #53 · Corvallis, OR 97330

$189,900

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 23 Days on market

Built 1995 $160/sqft · 100% 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous yard is fenced and landscaped with mature trees creating a feeling of privacy and space that is rare in a MH community. New carpet plus the split bedroom design, create open living spaces. Outdoor living is easy with the deck or keep cool with the heat pump new in 2011.

Key facts

• Garage
• Built 1995
• Listed 23 days

Property features AI

Finance

• Other: Home warranty not included; Possession at close of escrow
• HOA & community: Located in Northstar mobile home park (all-ages); Monthly lot/space rent includes basic expanded cable; On-site management, clubhouse, playground, paved roads and sidewalks, basketball court, and walking paths connecting to nearby wetland; Community activities available (optional)

Exterior

• Parking: Carport; One garage space
• Utilities: City water (connected); City sewer; Electric water heater
• Home design: Double-wide mobile home (27 x 44); Manufactured by Guerdon; Front door entry
• Construction: Built in 1995; Composite siding (T111); Pier foundation; Shingle/composition roof; Blue exterior
• Exterior features: Fenced yard; Deck; Mature landscaping with seasonal plantings and flowers; Shed (outbuilding)

Interior

• Kitchen: Quartz countertops; New solid wood cabinets with quiet-close doors and drawers; Electric range (includes convection); Microwave included; Dishwasher; Refrigerator included
• Bedrooms: Master bedroom on the main level (14.2 x 12.1); Second bedroom on the main level (11.3 x 9.4); Third bedroom on the main level (11.4 x 9.4); Split bedroom layout
• Flooring: Carpet; Vinyl
• Bathrooms: Two bathrooms on the main level
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: High-speed internet access available; Disposal included
• Laundry & utility: Utility room on the main level (5.6 x 11.8); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.6% 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: Crescent Valley High School (931 students, 19% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 5.7% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $38k; list at $190k implies a 395% gain — meaningful room to come down on a strong offer.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.05% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $94,739
• List price: $189,900
• Delta: 100.45%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 NE Jack London St #136	0.00mi	3/2.0	1,188 (0%)	15mo	$140,000	$118	88
2601 NE Jack London St #103	0.00mi	3/2.0	1,296 (+9%)	3mo	$192,000	$148	82
2601 NE Jack London St Unit (94)	0.00mi	3/2.0	1,120 (-6%)	11mo	$175,000	$156	81
2601 NE Jack London St #86	0.00mi	2/2.0 (-1)	1,309 (+10%)	10mo	$159,000	$121	70
2601 NE Jack London St #169	0.13mi	2/2.0 (-1)	1,080 (-9%)	8mo	$142,900	$132	67
2601 NE Jack London St #119	0.00mi	3/2.0	1,352 (+14%)	12mo	$230,000	$170	67
2601 NE Jack London St	0.00mi	3/2.0	1,350 (+14%)	22mo	$215,000	$159	59
277 NE Conifer Blvd #18	0.53mi	2/2.0 (-1)	1,152 (-3%)	10mo	$88,500	$77	57
277 NE Conifer Blvd #67	0.53mi	2/2.0 (-1)	1,120 (-6%)	12mo	$112,000	$100	51
277 NE Conifer Blvd #24	0.53mi	3/2.0	1,344 (+13%)	7mo	$97,900	$73	48
277 NE Conifer Blvd #30	0.53mi	2/2.0 (-1)	1,152 (-3%)	22mo	$105,000	$91	47
277 NE Conifer Blvd #7	0.53mi	2/2.0 (-1)	1,100 (-7%)	21mo	$86,000	$78	40

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,284
• Equity at exit: $28,315

10-year hold

• IRR: 12.6%
• Equity multiple: 2.12×
• Total profit: $59,491
• Equity at exit: $16,419

Cash invested: $53,172 (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 97330

• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$996
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $415

Break-even live

Break-even rent $1,471

Max offer price $189,900

Occupancy floor 74%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2675 NE Lancaster St Corvallis, OR	2.0	1.0	846	$1,730	$2.04	44d	17	0.11mi
213 NE Conifer Blvd Corvallis, OR	1.0–3.0	1.0–2.5	1020	$1,999	$1.96	44d	7	0.27mi
3113 NE Flintlock Pl Corvallis, OR	3.0	1.5	1472	$1,995	$1.36	44d	1	0.35mi
3312 NE Lancaster St Unit 1 Corvallis, OR	2.0	1.0	750	$1,450	$1.93	44d	1	0.47mi
1126 NE Conser Pl Corvallis, OR	2.0	2.0	1026	$2,200	$2.14	44d	1	0.48mi
2418 NW 9th St Unit 2420 Corvallis, OR	3.0	1.5	1050	$1,895	$1.80	44d	1	0.49mi
720 NW Walnut Blvd Corvallis, OR	3.0	1.5	1304	$2,300	$1.76	44d	1	0.68mi
3424 NW Satinwood St Corvallis, OR	3.0	1.5	1173	$2,395	$2.04	44d	1	0.77mi
935 NW Hobart Ave Apt 37 Corvallis, OR	2.0	1.5	750	$1,395	$1.86	44d	1	0.97mi
2145 NW Highland Dr Apt 2 Corvallis, OR	2.0	1.5	918	$1,795	$1.96	44d	1	0.97mi
991 NW Circle Blvd Corvallis, OR	2.0	1.0	1020	$1,395	$1.37	44d	1	0.97mi
1635 NW Division St Apt 1 Corvallis, OR	2.0	1.0	773	$1,195	$1.55	44d	1	1.15mi
960 NW Hayes Ave Unit 4 Corvallis, OR	2.0	1.0	700	$1,295	$1.85	44d	1	1.26mi
2232 NW 14th St Corvallis, OR	3.0	1.0	1444	$2,295	$1.59	44d	1	1.26mi
1445 NW Division St #6 Corvallis, OR	2.0	1.5	900	$1,450	$1.61	44d	1	1.30mi
2380 NW Green Cir Corvallis, OR	3.0	1.0	1062	$2,195	$2.07	44d	1	1.32mi
2380 NW Rolling Green Dr Corvallis, OR	2.0	1.0–1.5	746	$1,845	$2.47	44d	8	1.36mi

Listing history 11 events

1. 2026-05-12
   historical Active under Contract 2550-char remark
2. 2026-05-05
   listed $189,900 Active 2550-char remark
3. 2013-08-29
   soldstatus $38,400 Sold 279-char remark

   Show marketing remark (279 chars)

   Fabulous yard is fenced and landscaped with mature trees creating a feeling of privacy and space that is rare in a MH community. New carpet plus the split bedroom design, create open living spaces. Outdoor living is easy with the deck or keep cool with the heat pump new in 2011.

4. 2013-08-12
   status Pending 279-char remark

   Show marketing remark (279 chars)

   Fabulous yard is fenced and landscaped with mature trees creating a feeling of privacy and space that is rare in a MH community. New carpet plus the split bedroom design, create open living spaces. Outdoor living is easy with the deck or keep cool with the heat pump new in 2011.

5. 2013-08-01
   historical Active under Contract 279-char remark

   Show marketing remark (279 chars)

   Fabulous yard is fenced and landscaped with mature trees creating a feeling of privacy and space that is rare in a MH community. New carpet plus the split bedroom design, create open living spaces. Outdoor living is easy with the deck or keep cool with the heat pump new in 2011.

6. 2013-07-15
   listed $39,900 Active 279-char remark

   Show marketing remark (279 chars)

   Fabulous yard is fenced and landscaped with mature trees creating a feeling of privacy and space that is rare in a MH community. New carpet plus the split bedroom design, create open living spaces. Outdoor living is easy with the deck or keep cool with the heat pump new in 2011.

7. 2011-05-31
   soldstatus $35,000 Sold

   Show marketing remark (288 chars)

   Split bedroom plan creates an open floorplan with spacious rooms that flow together. Large fenced backyard features mature landscaping, open area for play and garden potential. Rare slab foundation creates structural stability while the placement of the home is attractive and well done.

8. 2011-05-18
   historical

   Show marketing remark (288 chars)

   Split bedroom plan creates an open floorplan with spacious rooms that flow together. Large fenced backyard features mature landscaping, open area for play and garden potential. Rare slab foundation creates structural stability while the placement of the home is attractive and well done.

9. 2011-05-12
   historical Active under Contract

   Show marketing remark (288 chars)

   Split bedroom plan creates an open floorplan with spacious rooms that flow together. Large fenced backyard features mature landscaping, open area for play and garden potential. Rare slab foundation creates structural stability while the placement of the home is attractive and well done.

10. 2011-05-09
    listed $35,000 Active

    Show marketing remark (288 chars)

    Split bedroom plan creates an open floorplan with spacious rooms that flow together. Large fenced backyard features mature landscaping, open area for play and garden potential. Rare slab foundation creates structural stability while the placement of the home is attractive and well done.

11. 1995-08-01
    soldstatus $64,000

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$797/yr (+$66/mo · 76.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $23,962
• − Mortgage interest: −$10,637
• − Property taxes: −$1,045
• − Insurance: −$950
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$5,524
• Taxable income: $1,972
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $4,512/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: 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

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 · 98,484 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 43,878
• Household income: $70,742
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 3416.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Asian 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Portuguese 4% Slovak 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Chinese 3% Korean 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: ▼ -420.12%
• Current HPI: 298.7746
• Rent YoY: ▲ 5.74%
• 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

+196.7% since first listed

12 events — show timeline

• 2026-05-28 Pending — WVMLS
• 2026-05-12 Contingent — WVMLS
• 2026-05-05 Listed $189,900 WVMLS
• 2013-08-29 Sold (MLS) $38,400 WVMLS
• 2013-08-12 Pending — WVMLS
• 2013-08-01 Contingent — WVMLS
• 2013-07-15 Listed $39,900 WVMLS
• 2011-05-31 Sold (MLS) $35,000 WVMLS
• 2011-05-18 Listing Removed — WVMLS
• 2011-05-12 Contingent — WVMLS
• 2011-05-09 Listed $35,000 WVMLS
• 1995-08-01 Sold (Public Records) $64,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,045 · +3.0% YoY. Source: county tax records.