100 River Bend Rd #86 · Reedsport, OR 97467

$70,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 271 Days on market

Built 1988 $65/sqft · 6% above area Est $66k · 6% over $607/mo HOA · 33% of rent ↓ 20% since listing

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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 +4.8/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

Key facts

• Quiet mfh park
• Matching appliances
• Small cul-de-sac

Tags

• QUIET MFH PARK
• SMALL CUL-DE-SAC
• LOW MAINTENANCE EXTERIOR
• MATCHING APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 3.1% in Reedsport — 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 (#224 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: health & safety C-, employment D, schools F.
• Reedsport SD 105 (town): math 28% / reading 42% proficiency, ranked #143 of 183 in OR (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 1 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.64% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 3.2

CMA / ARV

• ARV (median comp): $66,024
• List price: $70,000
• Delta: 6.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 River Bend Rd #47	0.00mi	2/2.0	1,080 (0%)	21mo	$70,000	$65	83
100 River Bend Rd #4	0.00mi	3/2.0 (+1)	1,188 (+10%)	18mo	$93,850	$79	63
1000 N 8th St #33	0.65mi	2/2.0	1,120 (+4%)	13mo	$56,000	$50	53
1413 Hawthorne Ave #31	0.65mi	2/2.0	1,152 (+7%)	12mo	$35,000	$30	48
1413 Hawthorne Ave #4	0.65mi	2/2.0	1,040 (-4%)	18mo	$45,000	$43	48
1413 Hawthorne Ave #19	0.65mi	2/1.0	1,008 (-7%)	12mo	$80,000	$79	44
1000 N 8th St #15	0.65mi	2/2.0	964 (-11%)	14mo	$65,000	$67	40
1000 N 8th St #12	0.65mi	2/2.0	924 (-14%)	9mo	$68,000	$74	38

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $12,830
• Equity at exit: $10,437

10-year hold

• IRR: 25.0%
• Equity multiple: 3.21×
• Total profit: $43,406
• Equity at exit: $6,052

Cash invested: $19,600 (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 97467

• Home prices YoY: -10.9%
• Active inventory: 69
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$29
• HOA: −$607
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $373

Break-even live

Break-even rent $1,378

Max offer price $70,000

Occupancy floor 75%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 York St Reedsport, OR	3.0	2.0	1250	$1,850	$1.48	44d	1	1.39mi

HOA detail

• Monthly dues: $607 · $7,284/yr

Listing history 22 events

1. 2026-06-18
   days on market $70,000 Active 271 DOM
2. 2026-06-17
   days on market $70,000 Active 270 DOM
3. 2026-06-16
   days on market $70,000 Active 269 DOM
4. 2026-06-15
   days on market $70,000 Active 268 DOM
5. 2026-06-13
   days on market $70,000 Active 266 DOM
6. 2026-06-12
   days on market $70,000 Active 265 DOM
7. 2026-06-09
   days on market $70,000 Active 262 DOM
8. 2026-06-08
   days on market $70,000 Active 261 DOM
9. 2026-06-08
   days on market $70,000 Active 260 DOM
10. 2026-06-07
    days on market $70,000 Active 259 DOM
11. 2026-06-04
    days on market $70,000 Active 256 DOM
12. 2026-06-02
    days on market $70,000 Active 255 DOM
13. 2026-06-01
    days on market $70,000 Active 254 DOM
14. 2026-05-31
    days on market $70,000 Active 253 DOM
15. 2026-05-07
    status Active 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

16. 2026-04-24
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

17. 2026-01-19
    price $75,000 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

18. 2025-12-03
    status Active 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

19. 2025-11-23
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

20. 2025-11-06
    price $80,000 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

21. 2025-10-08
    price $89,900 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

22. 2025-08-29
    listed $94,000 Active 418-char remark

    Show marketing remark (418 chars)

    Check out this 2B/2B MFH in quiet 55yr and over MFH park. This home sits in a small cul-de-sac within the park. Low maintenance exterior. It has nice, matching appliances in the kitchen. Park sits along the Scholfield Creek with walking trails, boat launch and extra RV parking. This home is being offered "AS IS"! Seller will give a allowance for any maintenance/repairs needed with reasonable offer.

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 9 d/yr ≥79°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$3,921
• − Property taxes: −$1,020
• − Insurance: −$350
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$7,284
• − Depreciation: −$2,036
• Taxable income: $4,037
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $3,510/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: Reedsport SD 105
• NCES district ID: 4110410
• Math proficiency: 28% ▲ 7.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $34,496
• Composite: 31.47/100
• National rank: #11187
• State rank: #143 of 183 in OR

Livability — Reedsport

• Score: 63/100
• State rank: #224
• US rank: #15146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsport, OR
• Population (ZIP): 5,300

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 6% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 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: ▼ -42.19%
• Current HPI: 345.8251
• 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

-20.2% since first listed

8 events — show timeline

• 2026-05-07 Relisted — RMLS
• 2026-04-24 Pending — RMLS
• 2026-01-19 Price Changed $75,000 RMLS
• 2025-12-03 Relisted — RMLS
• 2025-11-23 Pending — RMLS
• 2025-11-06 Price Changed $80,000 RMLS
• 2025-10-08 Price Changed $89,900 RMLS
• 2025-08-29 Listed $94,000 RMLS

Property tax history

+1.1%/yr

Latest (2025): $1,020 · +2.8% YoY. Source: county tax records.