1000 N 8th St #47 · Reedsport, OR 97467

$37,500

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 61 Days on market

Built 1978 $37/sqft · 19% below area Est $46k · 19% under $670/mo HOA · 46% of rent ↓ 23% since listing

---

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
• 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

Welcome to this beautifully remodeled single-wide home in Holly Knolls Park, offering comfort, style, and value all in one! This spacious 3-bedroom, 1-bath home features 1,008 sq ft of thoughtfully updated living space.Step inside to find fresh new flooring and paint throughout, creating a clean and modern feel. The large kitchen and dining area provide plenty of space for cooking, gathering, and entertaining, while the open living room offers a warm and inviting atmosphere. Stay cozy year-round with the pellet stove, adding both charm and efficiency.Enjoy the outdoors from your covered deck—ideal for relaxing or hosting guests. Recent upgrades include double-pane windows for improved energy efficiency, a new water heat pump for added comfort and savings, and updated plumbing for added peace of mind.Additional value comes with recently added appliances, including a washer, dryer, free-standing range, and refrigerator—all included with the home!This home checks all the boxes—updated, spacious, and move-in ready. Don’t miss your chance to make it yours!

Key facts

• Covered deck
• Large kitchen
• New water heat pump

Tags

• REMODELED HOME
• LARGE KITCHEN
• COVERED DECK
• DOUBLE-PANE WINDOWS
• NEW WATER HEAT PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 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 $259 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.85% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.99%
• DSCR: 2.20
• GRM: 2.2

CMA / ARV

• ARV (median comp): $46,032
• List price: $37,500
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 N 8th St #15	0.00mi	2/2.0 (-1)	964 (-4%)	14mo	$65,000	$67	76
1000 N 8th St #12	0.00mi	2/2.0 (-1)	924 (-8%)	9mo	$68,000	$74	74
1000 N 8th St #33	0.00mi	2/2.0 (-1)	1,120 (+11%)	13mo	$56,000	$50	66
1413 Hawthorne Ave #19	0.51mi	2/1.0 (-1)	1,008 (0%)	12mo	$80,000	$79	57
1413 Hawthorne Ave #4	0.51mi	2/2.0 (-1)	1,040 (+3%)	18mo	$45,000	$43	50
1413 Hawthorne Ave #31	0.51mi	2/2.0 (-1)	1,152 (+14%)	12mo	$35,000	$30	37
100 River Bend Rd #47	0.65mi	2/2.0 (-1)	1,080 (+7%)	21mo	$70,000	$65	36

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $9,383
• Equity at exit: $5,591

10-year hold

• IRR: 30.2%
• Equity multiple: 3.78×
• Total profit: $29,240
• Equity at exit: $3,242

Cash invested: $10,500 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$16
• HOA: −$670
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $236

Break-even live

Break-even rent $1,146

Max offer price $37,500

Occupancy floor 79%

Sensitivity live

Price	-10% $257	-5% $247	+0% $236	+5% $226	+10% $215
Rent	-10% $122	-5% $179	+0% $236	+5% $293	+10% $350
Rate	-1.0pp $255	-0.5pp $246	base $236	+0.5pp $226	+1.0pp $217

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $670 · $8,040/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-21
   days on market $37,500 Active 61 DOM
2. 2026-06-18
   days on market $37,500 Active 59 DOM
3. 2026-06-17
   days on market $37,500 Active 58 DOM
4. 2026-06-16
   days on market $37,500 Active 57 DOM
5. 2026-06-15
   days on market $37,500 Active 56 DOM
6. 2026-06-13
   days on market $37,500 Active 54 DOM
7. 2026-06-12
   days on market $37,500 Active 53 DOM
8. 2026-06-09
   days on market $37,500 Active 50 DOM
9. 2026-06-09
   price $37,500 Active 49 DOM
10. 2026-06-08
    days on market $40,000 Active 49 DOM
11. 2026-06-08
    days on market $40,000 Active 48 DOM
12. 2026-06-07
    days on market $40,000 Active 47 DOM
13. 2026-06-04
    days on market $40,000 Active 44 DOM
14. 2026-06-02
    days on market $40,000 Active 43 DOM
15. 2026-06-01
    days on market $40,000 Active 42 DOM
16. 2026-05-31
    days on market $40,000 Active 41 DOM
17. 2026-05-12
    price $40,000 1091-char remark

    Show marketing remark (1091 chars)

    Welcome to this beautifully remodeled single-wide home in Holly Knolls Park, offering comfort, style, and value all in one! This spacious 3-bedroom, 1-bath home features 1,008 sq ft of thoughtfully updated living space.Step inside to find fresh new flooring and paint throughout, creating a clean and modern feel. The large kitchen and dining area provide plenty of space for cooking, gathering, and entertaining, while the open living room offers a warm and inviting atmosphere. Stay cozy year-round with the pellet stove, adding both charm and efficiency.Enjoy the outdoors from your covered deck—ideal for relaxing or hosting guests. Recent upgrades include double-pane windows for improved energy efficiency, a new water heat pump for added comfort and savings, and updated plumbing for added peace of mind.Additional value comes with recently added appliances, including a washer, dryer, free-standing range, and refrigerator—all included with the home!This home checks all the boxes—updated, spacious, and move-in ready. Don’t miss your chance to make it yours!

18. 2026-04-27
    price $45,000 1091-char remark

    Show marketing remark (1091 chars)

    Welcome to this beautifully remodeled single-wide home in Holly Knolls Park, offering comfort, style, and value all in one! This spacious 3-bedroom, 1-bath home features 1,008 sq ft of thoughtfully updated living space.Step inside to find fresh new flooring and paint throughout, creating a clean and modern feel. The large kitchen and dining area provide plenty of space for cooking, gathering, and entertaining, while the open living room offers a warm and inviting atmosphere. Stay cozy year-round with the pellet stove, adding both charm and efficiency.Enjoy the outdoors from your covered deck—ideal for relaxing or hosting guests. Recent upgrades include double-pane windows for improved energy efficiency, a new water heat pump for added comfort and savings, and updated plumbing for added peace of mind.Additional value comes with recently added appliances, including a washer, dryer, free-standing range, and refrigerator—all included with the home!This home checks all the boxes—updated, spacious, and move-in ready. Don’t miss your chance to make it yours!

19. 2026-04-20
    listed $52,000 Active 1091-char remark

    Show marketing remark (1091 chars)

    Welcome to this beautifully remodeled single-wide home in Holly Knolls Park, offering comfort, style, and value all in one! This spacious 3-bedroom, 1-bath home features 1,008 sq ft of thoughtfully updated living space.Step inside to find fresh new flooring and paint throughout, creating a clean and modern feel. The large kitchen and dining area provide plenty of space for cooking, gathering, and entertaining, while the open living room offers a warm and inviting atmosphere. Stay cozy year-round with the pellet stove, adding both charm and efficiency.Enjoy the outdoors from your covered deck—ideal for relaxing or hosting guests. Recent upgrades include double-pane windows for improved energy efficiency, a new water heat pump for added comfort and savings, and updated plumbing for added peace of mind.Additional value comes with recently added appliances, including a washer, dryer, free-standing range, and refrigerator—all included with the home!This home checks all the boxes—updated, spacious, and move-in ready. Don’t miss your chance to make it yours!

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $364 · $30/mo
• Expected delta: +$83/yr (+$7/mo · 29.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥79°F today · 20 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: $17,345
• − Mortgage interest: −$2,101
• − Property taxes: −$281
• − Insurance: −$188
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − HOA: −$8,040
• − Depreciation: −$1,091
• Taxable income: $2,869
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $2,145/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

-23.1% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $40,000 RMLS
• 2026-04-27 Price Changed $45,000 RMLS
• 2026-04-20 Listed $52,000 RMLS

Property tax history

+3.3%/yr

Latest (2025): $281 · +5.3% YoY. Source: county tax records.