5055 NE Elliott Cir #122 · Corvallis, OR 97330

$114,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 7 Days on market

Built 1975 Est $164k · 30% under

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Why this score? — see what drove the A- 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
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fresh, bright, & easy to love, this beautiful home offers recent updates that make it feel comfortable from the moment you walk in. New flooring, fresh interior paint, vinyl windows, an updated bathroom, & a newer water heater add everyday ease & peace of mind. Natural light fills the spacious living area, while the kitchen offers generous counter space, a cooktop island, & great flow to the dining area with built-in storage. A carport, fenced side yard, & charming backyard space complete the whole package. Located in Knoll Terrace in Corvallis, this home offers the kind of easy, comfortable living that makes day-to-day life feel a little lighter. The layout has a

Key facts

• Vinyl windows
• Cooktop island
• New flooring

Tags

• NEW FLOORING
• UPDATED BATHROOM
• VINYL WINDOWS
• NEWER WATER HEATER
• GENEROUS COUNTER SPACE
• COOKTOP ISLAND

Property features AI

Finance

• Other: Home warranty not included; Includes refrigerator and stove; Possession at COE
• HOA & community: Located in Knoll Terrace park; Park rent includes water, sewer, and cable; Not an adult-only park

Exterior

• Parking: Carport; One garage space
• Utilities: Private/community water district; Septic system; Electric water heater; Park rent includes water, sewer, and cable
• Home design: Double-wide manufactured home; Built in 1975; Tan exterior; Aluminum lap siding; Shingle roof; Pier foundation; Front door entry
• Construction: Aluminum lap siding; Shingle roof; Pier foundation; Built in 1975; Double-wide mobile home (Prestige, 24x60)
• Exterior features: Fenced side yard; Charming backyard with flower beds and a flowering tree; No formal landscaping; Shed (outbuilding)

Interior

• Kitchen: Dishwasher; Electric range; Generous counter space; Cooktop island; Open flow to dining area
• Bedrooms: Master bedroom on main level (approx. 14'1" x 13'9"); Second bedroom on main level (approx. 10'11" x 9'5"); Third bedroom on main level (approx. 10'11" x 9'5")
• Flooring: Vinyl
• Bathrooms: Updated bathroom
• Heating & cooling: Electric heating
• Interior features: Vinyl flooring; High-speed communication available; Built-in dining cabinetry/storage; Updated bathroom; Fresh interior paint; Vinyl windows
• Laundry & utility: Utility room on main level (approx. 8'4" x 13'1"); Newer electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 19.3% vs local median 2.6% in Corvallis — 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 82/100 on livability (#45 in OR, #1,113 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Corvallis SD 509J (urban): math 49% / reading 62% proficiency, ranked #15 of 183 in OR (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crescent Valley High School (931 students, 19% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($71k/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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 19.32%
• Cash-on-cash: 46.52%
• DSCR: 3.07
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $164,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5055 NE Elliott Cir #35	0.00mi	3/2.0	1,512 (+5%)	6mo	$125,000	$83	86
5055 NE Elliott Cir #51	0.00mi	4/2.0 (+1)	1,404 (-2%)	9mo	$160,000	$114	83
5055 NE Elliott Cir #30	0.00mi	3/2.0	1,512 (+5%)	19mo	$173,750	$115	76
5055 NE Elliott Cir #8	0.00mi	2/2.0 (-1)	1,344 (-7%)	10mo	$100,000	$74	75
5055 NE Elliott Cir #20	0.00mi	3/2.0	1,224 (-15%)	23mo	$174,900	$143	56

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.10×
• Total profit: $67,688
• Equity at exit: $17,132

10-year hold

• IRR: 53.5%
• Equity multiple: 6.94×
• Total profit: $191,058
• Equity at exit: $9,934

Cash invested: $32,172 (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 97330

• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,438 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $1,247

Break-even live

Break-even rent $859

Max offer price $114,900

Occupancy floor 44%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $114,900 Active 7 DOM
2. 2026-06-18
   days on market $114,900 Active 6 DOM
3. 2026-06-17
   days on market $114,900 Active 5 DOM
4. 2026-06-16
   days on market $114,900 Active 4 DOM
5. 2026-06-15
   days on market $114,900 Active 3 DOM
6. 2026-06-14
   remarks 679-char remark
7. 2026-06-14
   listed $114,900 Active 1 DOM

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$779/yr (+$65/mo · 231.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,250
• − Mortgage interest: −$6,436
• − Property taxes: −$336
• − Insurance: −$574
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$3,343
• Taxable income: $13,881
• Est. tax owed @ 24.0%: −$3,331
• After-tax cash flow: $11,635/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: Corvallis SD 509J
• NCES district ID: 4103480
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $44,820
• Composite: 48.62/100
• National rank: #4584
• State rank: #15 of 183 in OR

Livability — Corvallis

• Score: 82/100
• State rank: #45
• US rank: #1113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 98,484 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 43,878
• Household income: $70,742
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 3416.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 96,963 people
• By 2030: 101,658 · +4.8%
• By 2040: 110,157 · +13.6%
• By 2050: 119,275 · +23.0%
• By 2075: 145,172 · +49.7%
• By 2100: 165,349 · +70.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Asian 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Portuguese 4% Slovak 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Chinese 3% Korean 2%

Political lean MEDSL · Benton

• 2024 margin: Solid D (+39.6) · D 68.1% · R 28.5% · Other 3.5%
• 2008→2024 swing: +8.1pp toward D · 2008: 31.5pp · 2024: 39.6pp
• All cycles: 2024: D+39.6 2020: D+39.7 2016: D+33.8 2012: D+28.8 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -420.12%
• Current HPI: 298.7746
• Rent YoY: ▲ 5.74%
• Metro: Corvallis, 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

1 event — show timeline

• 2026-06-12 Listed $114,900 WVMLS

Property tax history

+6.9%/yr

Latest (2025): $336 · +3.0% YoY. Source: county tax records.