47521 School St · Oakridge, OR 97463

$100,000

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 192 Days on market

Built 1972 5,227 sqft lot

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Why this score? — see what drove the D+ 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 +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Land-First Opportunity on 5,227 ft² lot in Oakridge, Oregon! This one-level mobile home offers 1 bedroom and 1 bath — ideal for holding or redeveloping. The house is a tear-down; the true value is in the land and location.Why this lot stands out:Situated in Oakridge — a gateway to forested mountains, rivers, lakes and hundreds of miles of hiking, biking, and outdoor recreation trails in the Willamette National Forest.Perfect sized lot (5,227 ft²) gives potential for a new build or equivalent — a rare chance to build on real property in this market.Great community vibe: Oakridge is known for affordable land & housing options, and buyers’ money goes farther here than in many larger towns. Access to small-town amenities while still being immersed in nature ideal for buyers looking to live simply, recreate often, or build their dream home in a tranquil, scenic setting.This is a unique opportunity: hold, build, or live — whatever your plan, the value is in the land at a location that offers unmatched access to nature and affordable entry.

Key facts

• 5
• 227 ft lot
• 5,227 sq ft lot

Tags

• 5
• 227 FT LOT
• GATEWAY TO FORESTED MOUNTAINS
• TRANQUIL SCENIC SETTING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (14.4% below list).
• Recommended offer: $86k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.0% in Oakridge — 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 62/100 on livability (#252 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Oakridge SD 76 (town): math 22% / reading 36% proficiency, ranked #163 of 183 in OR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $85,602 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $53,532
• Equity at exit: $90,088

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $158,410
• Equity at exit: $194,278

Cash invested: $28,000 (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 97463

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-15

Break-even live

Break-even rent $875

Max offer price $97,855

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $20	+0% $-15	+5% $-49	+10% $-84
Rent	-10% $-82	-5% $-49	+0% $-15	+5% $19	+10% $53
Rate	-1.0pp $36	-0.5pp $11	base $-15	+0.5pp $-41	+1.0pp $-67

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47609 Oregon 58 #2 Oakridge, OR	1.0	1.0	400	$850	$2.12	22d	1	0.21mi
47609 Oregon 58 #9 Oakridge, OR	—	1.0	400	$850	$2.12	22d	1	0.21mi
47730 Christel Ln Unit 4 4 Oakridge, OR	2.0	1.0	550	$875	$1.59	22d	1	0.45mi

Listing history 17 events

1. 2026-06-21
   days on market $100,000 Active 192 DOM
2. 2026-06-21
   days on market $100,000 Active 191 DOM
3. 2026-06-18
   days on market $100,000 Active 189 DOM
4. 2026-06-17
   days on market $100,000 Active 188 DOM
5. 2026-06-16
   days on market $100,000 Active 187 DOM
6. 2026-06-15
   days on market $100,000 Active 186 DOM
7. 2026-06-13
   days on market $100,000 Active 184 DOM
8. 2026-06-12
   days on market $100,000 Active 183 DOM
9. 2026-06-09
   days on market $100,000 Active 180 DOM
10. 2026-06-08
    days on market $100,000 Active 179 DOM
11. 2026-06-08
    days on market $100,000 Active 178 DOM
12. 2026-06-07
    days on market $100,000 Active 177 DOM
13. 2026-06-04
    days on market $100,000 Active 174 DOM
14. 2026-06-02
    days on market $100,000 Active 173 DOM
15. 2026-06-01
    days on market $100,000 Active 172 DOM
16. 2026-05-31
    days on market $100,000 Active 171 DOM
17. 2025-12-11
    listed $100,000 Active 1093-char remark

    Show marketing remark (1093 chars)

    Land-First Opportunity on 5,227 ft² lot in Oakridge, Oregon! This one-level mobile home offers 1 bedroom and 1 bath — ideal for holding or redeveloping. The house is a tear-down; the true value is in the land and location.Why this lot stands out:Situated in Oakridge — a gateway to forested mountains, rivers, lakes and hundreds of miles of hiking, biking, and outdoor recreation trails in the Willamette National Forest.Perfect sized lot (5,227 ft²) gives potential for a new build or equivalent — a rare chance to build on real property in this market.Great community vibe: Oakridge is known for affordable land & housing options, and buyers’ money goes farther here than in many larger towns. Access to small-town amenities while still being immersed in nature ideal for buyers looking to live simply, recreate often, or build their dream home in a tranquil, scenic setting.This is a unique opportunity: hold, build, or live — whatever your plan, the value is in the land at a location that offers unmatched access to nature and affordable entry.

ⓘ 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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 9 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,272
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,909
• Taxable loss: −$1,882
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $274/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: Oakridge SD 76
• NCES district ID: 4109150
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $39,696
• Composite: 27.24/100
• National rank: #12441
• State rank: #163 of 183 in OR

Livability — Oakridge

• Score: 62/100
• State rank: #252
• US rank: #17292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakridge, OR
• Population (ZIP): 3,820

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Lithuanian 5% Serbian 4%
• Foreign-born: 0%

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: ▲ 15.71%
• Current HPI: 342.8226
• 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

1 event — show timeline

• 2025-12-11 Listed $100,000 RMLS

Property tax history

+2.9%/yr

Latest (2025): $109 · +2.7% YoY. Source: county tax records.