55636 Mckenzie River Dr #9 · Blue River, OR 97413

$61,500

1 bd · 1.0 ba · 384 sqft · Manufactured public records · 33 Days on market

Manufactured home Built 2008

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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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Listen to rapids & relax next to beautiful McKenzie River! Kitchen & living rm Riverview.'08 MFH 12x32 Norwester Park Model furnished in good condition. Built-in storage, washer/dryer, refrig, gas range. NEW ductless Heat/Air. Park rent includes 10x10 storage shed, carport, water, garbage, Rec Bldg, hot showers, laundromat, picnic & BBQ area on McKenzie River! Bike/hike/fish/ski or enjoy Belknap Hot Springs 6 ml drive. Seller will finance. Park does not allow sub-letting.

Key facts

• 10x10 storage shed
• Picnic and bbq area
• New lvp flooring

Tags

• SCENIC RIVER VIEWS
• DUCTLESS HEATING AND COOLING
• BUILT-IN SOUND SYSTEM
• NEW LVP FLOORING
• 10X10 STORAGE SHED
• PICNIC AND BBQ AREA

Property features AI

Finance

• Other: Zoning: RR2
• Financial info: Land lease (monthly lot rent $625) — lease expires May 31, 2026
• HOA & community: Park association amenities include commons, internet, laundry and recreation facilities; Located in Hoodoo's Patio RV Park

Exterior

• Parking: Carport (1 space); Off-street parking
• Utilities: Public water; Public sewer; Cable internet available; Electric and gas service
• Home design: Manufactured home in a park (Norwester model); Single-story (main level living); Entry level on main floor; Facing direction: view toward river/trees
• Construction: Built in 2008; Cedar lap siding exterior; Composition roof; Pillar/post/pier foundation with skirting; Crawl space
• Exterior features: Covered deck; Garden; Tool shed; Yard; Commons area; Level, seasonal and secluded lot with trees; Paved road access; River, seasonal and trees/woods view

Interior

• Kitchen: Built-in oven; Free-standing gas range; Electric hot water
• Bedrooms: Primary bedroom on main level
• Flooring: Laminate; Luxury vinyl plank
• Bathrooms: One full bathroom on main level
• Heating & cooling: Ductless mini-split heating; Mini-split cooling; Electric and gas fuel options
• Interior features: Ceiling fans; Laminate flooring; Luxury vinyl plank flooring; Aluminum-framed windows; Electric fireplace (1)
• Laundry & utility: Laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $42 ($508/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $59k (3.8% below list).
• Recommended offer: $59k (3.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mckenzie SD 68 (rural): math 40% / reading 60% proficiency, ranked #41 of 183 in OR (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mckenzie River Community School (math 24%, 174 students, 84% FRL, charter).
• Market conditions: 47 active listings in the ZIP; 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 ($425 loan paydown + $890 appreciation (1.4% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $62k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $59,155 (3.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.30×
• Total profit: $5,212
• Equity at exit: $22,440

10-year hold

• IRR: 9.7%
• Equity multiple: 2.24×
• Total profit: $21,298
• Equity at exit: $30,971

Cash invested: $17,220 (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 97413

• Home prices YoY: 0.6%
• Active inventory: 47
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $592 medium
• Mortgage (P&I): −$323
• Tax est. 1.5%: −$77 /mo · $922/yr
• Insurance: −$26
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$124
• Net cashflow: $42

Break-even live

Break-even rent $538

Max offer price $61,500

Occupancy floor 88%

Sensitivity live

Price	-10% $85	-5% $64	+0% $42	+5% $21	+10% $0
Rent	-10% $-4	-5% $19	+0% $42	+5% $66	+10% $89
Rate	-1.0pp $73	-0.5pp $58	base $42	+0.5pp $26	+1.0pp $10

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: $15,375
• Closing costs: $1,845
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-23
   days on market $61,500 Active 33 DOM
2. 2026-06-21
   days on market $61,500 Active 32 DOM
3. 2026-06-18
   days on market $61,500 Active 29 DOM
4. 2026-06-18
   price $61,500 Active 28 DOM
5. 2026-06-17
   days on market $62,900 Active 28 DOM
6. 2026-06-16
   days on market $62,900 Active 27 DOM
7. 2026-06-15
   days on market $62,900 Active 26 DOM
8. 2026-06-14
   days on market $62,900 Active 24 DOM
9. 2026-06-13
   days on market $62,900 Active 23 DOM
10. 2026-06-10
    days on market $62,900 Active 21 DOM
11. 2026-06-09
    days on market $62,900 Active 20 DOM
12. 2026-06-08
    days on market $62,900 Active 19 DOM
13. 2026-06-07
    pricedays on market $62,900 Active 18 DOM
14. 2026-06-03
    days on market $63,900 Active 14 DOM
15. 2026-06-02
    days on market $63,900 Active 13 DOM
16. 2026-06-01
    days on market $63,900 Active 12 DOM
17. 2026-05-31
    pricedays on market $63,900 Active 11 DOM
18. 2026-05-30
    days on market $65,000 Active 10 DOM
19. 2026-05-20
    listed $65,000 Active
20. 2022-07-28
    soldstatus $36,000 Sold 488-char remark

    Show marketing remark (488 chars)

    Listen to rapids & relax next to beautiful McKenzie River! Kitchen & living rm Riverview.'08 MFH 12x32 Norwester Park Model furnished in good condition. Built-in storage, washer/dryer, refrig, gas range. NEW ductless Heat/Air. Park rent includes 10x10 storage shed, carport, water, garbage, Rec Bldg, hot showers, laundromat, picnic & BBQ area on McKenzie River! Bike/hike/fish/ski or enjoy Belknap Hot Springs 6 ml drive. Seller will finance. Park does not allow sub-letting.

21. 2022-04-13
    status Pending 488-char remark

    Show marketing remark (488 chars)

    Listen to rapids & relax next to beautiful McKenzie River! Kitchen & living rm Riverview.'08 MFH 12x32 Norwester Park Model furnished in good condition. Built-in storage, washer/dryer, refrig, gas range. NEW ductless Heat/Air. Park rent includes 10x10 storage shed, carport, water, garbage, Rec Bldg, hot showers, laundromat, picnic & BBQ area on McKenzie River! Bike/hike/fish/ski or enjoy Belknap Hot Springs 6 ml drive. Seller will finance. Park does not allow sub-letting.

22. 2022-03-09
    price $39,900 488-char remark

    Show marketing remark (488 chars)

    Listen to rapids & relax next to beautiful McKenzie River! Kitchen & living rm Riverview.'08 MFH 12x32 Norwester Park Model furnished in good condition. Built-in storage, washer/dryer, refrig, gas range. NEW ductless Heat/Air. Park rent includes 10x10 storage shed, carport, water, garbage, Rec Bldg, hot showers, laundromat, picnic & BBQ area on McKenzie River! Bike/hike/fish/ski or enjoy Belknap Hot Springs 6 ml drive. Seller will finance. Park does not allow sub-letting.

23. 2022-02-24
    listed $49,900 Active 488-char remark

    Show marketing remark (488 chars)

    Listen to rapids & relax next to beautiful McKenzie River! Kitchen & living rm Riverview.'08 MFH 12x32 Norwester Park Model furnished in good condition. Built-in storage, washer/dryer, refrig, gas range. NEW ductless Heat/Air. Park rent includes 10x10 storage shed, carport, water, garbage, Rec Bldg, hot showers, laundromat, picnic & BBQ area on McKenzie River! Bike/hike/fish/ski or enjoy Belknap Hot Springs 6 ml drive. Seller will finance. Park does not allow sub-letting.

24. 2021-11-09
    soldstatus $45,000 Sold 463-char remark

    Show marketing remark (463 chars)

    Relax next to the beautiful McKenzie River in a 2007 s/wide 10'x40' Norwester Park Model. Very good condition, fully furnished, incl. inside washer/dryer, refrigerator, elec fireplace, central propane heat, 10 x 10 storage shed and carport. Space 9 is close to the McKenzie River--hear the rapids! Park rent $500/mo-incl water/garbage, rec bldg with hot showers, laundromat, picnic/BBQ area on the river, bike/hike/fish/ski or soak-- 6 mi to Belknap Hot Springs.

25. 2021-11-01
    status Pending 463-char remark

    Show marketing remark (463 chars)

    Relax next to the beautiful McKenzie River in a 2007 s/wide 10'x40' Norwester Park Model. Very good condition, fully furnished, incl. inside washer/dryer, refrigerator, elec fireplace, central propane heat, 10 x 10 storage shed and carport. Space 9 is close to the McKenzie River--hear the rapids! Park rent $500/mo-incl water/garbage, rec bldg with hot showers, laundromat, picnic/BBQ area on the river, bike/hike/fish/ski or soak-- 6 mi to Belknap Hot Springs.

26. 2021-10-20
    listed $49,900 Active 463-char remark

    Show marketing remark (463 chars)

    Relax next to the beautiful McKenzie River in a 2007 s/wide 10'x40' Norwester Park Model. Very good condition, fully furnished, incl. inside washer/dryer, refrigerator, elec fireplace, central propane heat, 10 x 10 storage shed and carport. Space 9 is close to the McKenzie River--hear the rapids! Park rent $500/mo-incl water/garbage, rec bldg with hot showers, laundromat, picnic/BBQ area on the river, bike/hike/fish/ski or soak-- 6 mi to Belknap Hot Springs.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,099
• − Mortgage interest: −$3,445
• − Property taxes: −$922
• − Insurance: −$308
• − Repairs & maintenance: −$568
• − Management: −$568
• − Depreciation: −$1,789
• Taxable loss: −$501
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $628/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: Mckenzie SD 68
• NCES district ID: 4107980
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $44,412
• Composite: 44.23/100
• National rank: #6190
• State rank: #41 of 183 in OR

Livability — Blue River

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 757

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 3%

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: ▲ 1.45%
• Current HPI: 263.3977
• 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

+23.2% since first listed

11 events — show timeline

• 2026-06-18 Price Changed $61,500 RMLS
• 2026-06-06 Price Changed $62,900 RMLS
• 2026-05-30 Price Changed $63,900 RMLS
• 2026-05-20 Listed $65,000 RMLS
• 2022-07-28 Sold (MLS) $36,000 RMLS
• 2022-04-13 Pending — RMLS
• 2022-03-09 Price Changed $39,900 RMLS
• 2022-02-24 Listed $49,900 RMLS
• 2021-11-09 Sold (MLS) $45,000 RMLS
• 2021-11-01 Pending — RMLS
• 2021-10-20 Listed $49,900 RMLS

Property tax history

-35.8%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.