124 Country Side Ln · Winston, OR 97496

$70,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 249 Days on market

Built 2001 $54/sqft · 62% below area

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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 +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming home located in a beautifully maintained 55+ community! With 3 bedrooms, 2 baths, and 1,296 sq. ft. of inviting living space, this home features vaulted ceilings, a bright open layout, and a manicured corner lot. The walk-through kitchen includes a breakfast bar, built-in microwave, stove, refrigerator, and a brand-new dishwasher. The spacious primary suite offers double sinks, a relaxing soaking tub, and a separate shower. Enjoy morning coffee or evening sunsets from the covered decks at both the front and back. A concrete driveway and storage shed add convenience, and the washer and dryer are included. Space rent covers water, sewer, and garbage—easy living at its best!

Key facts

• Covered decks
• Walk-through kitchen
• Manicured corner lot

Tags

• MANICURED CORNER LOT
• WALK-THROUGH KITCHEN
• BREAKFAST BAR
• COVERED DECKS
• CONCRETE DRIVEWAY
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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 24.5% vs local median 2.7% in Winston — 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 66/100 on livability (#185 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, amenities F.
• Winston-Dillard SD 116 (rural): math 18% / reading 29% proficiency, ranked #56 of 58 in OR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 76 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — 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 249 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 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?
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: 2.71% ✓
• Cap rate: 24.47%
• Cash-on-cash: 64.91%
• DSCR: 3.89
• GRM: 3.1

CMA / ARV

• ARV (median comp): $185,916
• List price: $70,000
• Delta: -62.35%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 SE Twin Oaks Loop	0.13mi	3/2.0	1,296 (0%)	3mo	$132,500	$102	92
241 Twin Oaks Loop	0.13mi	3/2.0	1,296 (0%)	4mo	$85,000	$66	90
891 SE Meadowood Dr	0.09mi	3/2.0	1,188 (-8%)	18mo	$200,000	$168	67
751 SE Meadowood Dr	0.16mi	2/2.0 (-1)	1,120 (-14%)	0mo	$190,000	$170	65
81 SE Edwards Ave	0.70mi	3/2.0	1,296 (0%)	23mo	$305,000	$235	48

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: 64.1%
• Equity multiple: 3.87×
• Total profit: $56,183
• Equity at exit: $10,437

10-year hold

• IRR: 68.5%
• Equity multiple: 7.93×
• Total profit: $135,879
• 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 97496

• Home prices YoY: -15.0%
• Active inventory: 76
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,060

Break-even live

Break-even rent $558

Max offer price $70,000

Occupancy floor 39%

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
133 Rolling Hills Rd Roseburg, OR	3.0	2.0	1196	$1,900	$1.59	43d	1	1.42mi

Listing history 26 events

1. 2026-06-19
   days on market $70,000 Active 249 DOM
2. 2026-06-18
   days on market $70,000 Active 248 DOM
3. 2026-06-17
   days on market $70,000 Active 247 DOM
4. 2026-06-16
   days on market $70,000 Active 246 DOM
5. 2026-06-15
   days on market $70,000 Active 245 DOM
6. 2026-06-14
   days on market $70,000 Active 243 DOM
7. 2026-06-12
   days on market $70,000 Active 242 DOM
8. 2026-06-09
   days on market $70,000 Active 239 DOM
9. 2026-06-08
   days on market $70,000 Active 238 DOM
10. 2026-06-07
    pricedays on market $70,000 Active 237 DOM
11. 2026-06-02
    days on market $90,000 Active 232 DOM
12. 2026-06-01
    days on market $90,000 Active 231 DOM
13. 2026-05-31
    days on market $90,000 Active 230 DOM
14. 2026-05-30
    days on market $90,000 Active 229 DOM
15. 2026-04-13
    status Active 716-char remark

    Show marketing remark (716 chars)

    Welcome home to this charming home located in a beautifully maintained 55+ community! With 3 bedrooms, 2 baths, and 1,296 sq. ft. of inviting living space, this home features vaulted ceilings, a bright open layout, and a manicured corner lot. The walk-through kitchen includes a breakfast bar, built-in microwave, stove, refrigerator, and a brand-new dishwasher. The spacious primary suite offers double sinks, a relaxing soaking tub, and a separate shower. Enjoy morning coffee or evening sunsets from the covered decks at both the front and back. A concrete driveway and storage shed add convenience, and the washer and dryer are included. Space rent covers water, sewer, and garbage—easy living at its best!

16. 2026-02-04
    price $90,000 716-char remark

    Show marketing remark (716 chars)

    Welcome home to this charming home located in a beautifully maintained 55+ community! With 3 bedrooms, 2 baths, and 1,296 sq. ft. of inviting living space, this home features vaulted ceilings, a bright open layout, and a manicured corner lot. The walk-through kitchen includes a breakfast bar, built-in microwave, stove, refrigerator, and a brand-new dishwasher. The spacious primary suite offers double sinks, a relaxing soaking tub, and a separate shower. Enjoy morning coffee or evening sunsets from the covered decks at both the front and back. A concrete driveway and storage shed add convenience, and the washer and dryer are included. Space rent covers water, sewer, and garbage—easy living at its best!

17. 2025-12-09
    price $99,500 716-char remark

    Show marketing remark (716 chars)

    Welcome home to this charming home located in a beautifully maintained 55+ community! With 3 bedrooms, 2 baths, and 1,296 sq. ft. of inviting living space, this home features vaulted ceilings, a bright open layout, and a manicured corner lot. The walk-through kitchen includes a breakfast bar, built-in microwave, stove, refrigerator, and a brand-new dishwasher. The spacious primary suite offers double sinks, a relaxing soaking tub, and a separate shower. Enjoy morning coffee or evening sunsets from the covered decks at both the front and back. A concrete driveway and storage shed add convenience, and the washer and dryer are included. Space rent covers water, sewer, and garbage—easy living at its best!

18. 2025-10-10
    listed $100,000 Active 716-char remark

    Show marketing remark (716 chars)

    Welcome home to this charming home located in a beautifully maintained 55+ community! With 3 bedrooms, 2 baths, and 1,296 sq. ft. of inviting living space, this home features vaulted ceilings, a bright open layout, and a manicured corner lot. The walk-through kitchen includes a breakfast bar, built-in microwave, stove, refrigerator, and a brand-new dishwasher. The spacious primary suite offers double sinks, a relaxing soaking tub, and a separate shower. Enjoy morning coffee or evening sunsets from the covered decks at both the front and back. A concrete driveway and storage shed add convenience, and the washer and dryer are included. Space rent covers water, sewer, and garbage—easy living at its best!

19. 2015-11-16
    soldstatus $35,000 Sold 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

20. 2015-11-03
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

21. 2015-10-13
    price $35,000 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

22. 2015-10-13
    status Active 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

23. 2015-10-08
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

24. 2015-06-30
    status Active 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

25. 2015-06-30
    historical 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

26. 2015-06-30
    listed $39,900 Active 267-char remark

    Show marketing remark (267 chars)

    Lovely 2001 Fleetwood in 55+ Park. has 3 br 2 baths, 1296 sq ft on manicured corner lot. Boasts spacious covered deck front and back, concrete driveway, ample storage shed, vaulted ceilings, EZ living floor plan with lovely master suite. HOAs include sewer and water.

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$144/yr (+$12/mo · 27.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$3,921
• − Property taxes: −$535
• − Insurance: −$350
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$2,036
• Taxable income: $12,310
• Est. tax owed @ 24.0%: −$2,954
• After-tax cash flow: $9,768/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: Winston-Dillard SD 116
• NCES district ID: 4113490
• Math proficiency: 18% ▲ 1.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $40,944
• Composite: 19.91/100
• National rank: #8682
• State rank: #56 of 58 in OR

Livability — Winston

• Score: 66/100
• State rank: #185
• US rank: #11922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winston, OR
• Population (ZIP): 7,557

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -60.23%
• Current HPI: 341.9441
• 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

+125.6% since first listed

12 events — show timeline

• 2026-04-13 Relisted — RMLS
• 2026-02-04 Price Changed $90,000 RMLS
• 2025-12-09 Price Changed $99,500 RMLS
• 2025-10-10 Listed $100,000 RMLS
• 2015-11-16 Sold (MLS) $35,000 RMLS
• 2015-11-03 Pending — RMLS
• 2015-10-13 Price Changed $35,000 RMLS
• 2015-10-13 Relisted — RMLS
• 2015-10-08 Pending — RMLS
• 2015-06-30 Relisted — RMLS
• 2015-06-30 Delisted — RMLS
• 2015-06-30 Listed $39,900 RMLS

Property tax history

-1.8%/yr

Latest (2025): $535 · -13.8% YoY. Source: county tax records.