None · Ashland, OR 97520

$179,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 189 Days on market

Built 1985 0.59 ac lot

---

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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect Southern Oregon Retreat at 16170 Highway 66 in Ashland! This charming 2-bedroom, 1-bathroom single-wide home offers 840 square feet of comfortable living space on a generous . 59-acre lot, providing the ideal blend of cozy functionality and outdoor potential. Whether you're seeking a peaceful vacation getaway just minutes from Ashland's renowned cultural attractions, wineries, and outdoor recreation, or looking for a smart investment property in one of Oregon's most desirable destinations, this well-proportioned home delivers exceptional value. The spacious lot offers room for gardening, outdoor entertaining, or simply enjoying the natural beauty of the Rogue Valley, while the efficient floor plan ensures easy maintenance and comfortable year-round living. Don't miss this rare opportunity to own an affordable piece of Ashland's lifestyle at an attractive price point!

Key facts

• Generous lot
• Efficient floor plan
• Outdoor entertaining

Tags

• GENEROUS LOT
• OUTDOOR POTENTIAL
• SMART INVESTMENT PROPERTY
• ROOM FOR GARDENING
• OUTDOOR ENTERTAINING
• EFFICIENT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $178k (1.1% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.1% in Ashland — 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 83/100 on livability (#42 in OR, #1,019 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Pinehurst SD 94 (rural): math 50% / reading 50% proficiency, ranked #33 of 183 in OR (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 365 active listings in the ZIP; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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 $5k of value loss. Plan a longer hold.
• Jackson County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.69% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-21,143
• Equity at exit: $26,824

10-year hold

• IRR: -4.6%
• Equity multiple: 0.72×
• Total profit: $-14,292
• Equity at exit: $15,554

Cash invested: $50,372 (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 97520

• Rents YoY: 1.7%
• Active inventory: 365
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $162

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $286	-5% $224	+0% $162	+5% $99	+10% $37
Rent	-10% $21	-5% $91	+0% $162	+5% $232	+10% $302
Rate	-1.0pp $252	-0.5pp $207	base $162	+0.5pp $115	+1.0pp $68

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $179,900 Active 189 DOM
2. 2026-06-18
   days on market $179,900 Active 188 DOM
3. 2026-06-17
   days on market $179,900 Active 187 DOM
4. 2026-06-16
   days on market $179,900 Active 186 DOM
5. 2026-06-15
   days on market $179,900 Active 185 DOM
6. 2026-06-14
   days on market $179,900 Active 183 DOM
7. 2026-06-13
   days on market $179,900 Active 182 DOM
8. 2026-06-10
   days on market $179,900 Active 180 DOM
9. 2026-06-09
   days on market $179,900 Active 179 DOM
10. 2026-06-08
    days on market $179,900 Active 178 DOM
11. 2026-06-07
    days on market $179,900 Active 177 DOM
12. 2026-06-02
    days on market $179,900 Active 172 DOM
13. 2026-06-01
    days on market $179,900 Active 171 DOM
14. 2026-05-31
    days on market $179,900 Active 170 DOM
15. 2026-05-30
    days on market $179,900 Active 169 DOM
16. 2026-03-16
    price $179,900 903-char remark

    Show marketing remark (903 chars)

    Welcome to your perfect Southern Oregon Retreat at 16170 Highway 66 in Ashland! This charming 2-bedroom, 1-bathroom single-wide home offers 840 square feet of comfortable living space on a generous . 59-acre lot, providing the ideal blend of cozy functionality and outdoor potential. Whether you're seeking a peaceful vacation getaway just minutes from Ashland's renowned cultural attractions, wineries, and outdoor recreation, or looking for a smart investment property in one of Oregon's most desirable destinations, this well-proportioned home delivers exceptional value. The spacious lot offers room for gardening, outdoor entertaining, or simply enjoying the natural beauty of the Rogue Valley, while the efficient floor plan ensures easy maintenance and comfortable year-round living. Don't miss this rare opportunity to own an affordable piece of Ashland's lifestyle at an attractive price point!

17. 2025-12-12
    listed $197,500 Active 903-char remark

    Show marketing remark (903 chars)

    Welcome to your perfect Southern Oregon Retreat at 16170 Highway 66 in Ashland! This charming 2-bedroom, 1-bathroom single-wide home offers 840 square feet of comfortable living space on a generous . 59-acre lot, providing the ideal blend of cozy functionality and outdoor potential. Whether you're seeking a peaceful vacation getaway just minutes from Ashland's renowned cultural attractions, wineries, and outdoor recreation, or looking for a smart investment property in one of Oregon's most desirable destinations, this well-proportioned home delivers exceptional value. The spacious lot offers room for gardening, outdoor entertaining, or simply enjoying the natural beauty of the Rogue Valley, while the efficient floor plan ensures easy maintenance and comfortable year-round living. Don't miss this rare opportunity to own an affordable piece of Ashland's lifestyle at an attractive price point!

18. 2020-12-15
    soldstatus $205,000 639-char remark

    Show marketing remark (639 chars)

    This sweet property on . 59 acres is located in the pristine forests of the Greensprings. Crisp mountain air, glorious mountain vistas and wonderful community make this affordable home a great choice. This single level home is move in ready with new interior paint, light and bright with open floor plan and floor to ceiling wall of glass. Spacious living room and kitchen with butcher block counters, dining area, electric range, stainless sink and dishwasher. Tons of cabinets. 2 bedrooms and 1 bath & laundry hookups. Nice sized deck for relaxation in the surrounding quiet. Double carport and separate storage room or play house.

19. 2020-07-07
    listed $198,000 639-char remark

    Show marketing remark (639 chars)

    This sweet property on . 59 acres is located in the pristine forests of the Greensprings. Crisp mountain air, glorious mountain vistas and wonderful community make this affordable home a great choice. This single level home is move in ready with new interior paint, light and bright with open floor plan and floor to ceiling wall of glass. Spacious living room and kitchen with butcher block counters, dining area, electric range, stainless sink and dishwasher. Tons of cabinets. 2 bedrooms and 1 bath & laundry hookups. Nice sized deck for relaxation in the surrounding quiet. Double carport and separate storage room or play house.

20. 2009-11-02
    soldstatus $129,000
21. 2009-11-02
    soldstatus $125,000
22. 2009-11-02
    soldstatus $129,000
23. 2009-10-30
    soldstatus $125,000
24. 2009-06-24
    listed $129,000
25. 2009-05-01
    listed $179,000
26. 2009-04-30
    listed $129,000
27. 2009-04-29
    listed $129,000

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 9 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,340
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,233
• Taxable loss: −$983
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $2,176/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: Pinehurst SD 94
• NCES district ID: 4109750
• Math proficiency: 50% ▲ 53.00%
• Reading proficiency: 50% ▲ 53.00%
• Median HH income: $52,793
• Composite: 45.07/100
• National rank: #5837
• State rank: #33 of 183 in OR

Livability — Ashland

• Score: 83/100
• State rank: #42
• US rank: #1019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 159,661 people
• City population: 26,512
• Metro: Medford, OR
• Population (ZIP): 26,512
• Household income: $67,948
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1727.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 234,433 people
• By 2030: 243,834 · +4.0%
• By 2040: 259,717 · +10.8%
• By 2050: 273,269 · +16.6%
• By 2075: 300,624 · +28.2%
• By 2100: 305,256 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Lithuanian 5% Portuguese 4%
• Foreign-born: 7% · Canada, China, Guatemala
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Lean R (+6.4) · D 45.5% · R 51.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 0.1pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+3.5 2016: R+9.2 2012: R+5.0 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -555.69%
• Current HPI: 231.9587
• Rent YoY: ▲ 1.69%
• Metro: Medford, 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

+39.5% since first listed

12 events — show timeline

• 2026-03-16 Price Changed $179,900 MLSCO
• 2025-12-12 Listed $197,500 MLSCO
• 2020-12-15 Sold (MLS) $205,000 MLSCO
• 2020-07-07 Listed $198,000 MLSCO
• 2009-11-02 Sold (MLS) $129,000 RMLS
• 2009-11-02 Sold (MLS) $125,000 MLSCO
• 2009-11-02 Sold (MLS) $129,000 MLSCO
• 2009-10-30 Sold (MLS) $125,000 MLSCO
• 2009-06-24 Listed $129,000 RMLS
• 2009-05-01 Listed $179,000 MLSCO
• 2009-04-30 Listed $129,000 MLSCO
• 2009-04-29 Listed $129,000 MLSCO