1699 27th St #5 · Florence, OR 97439

$79,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 159 Days on market

Built 1978 $85/sqft · 68% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

Key facts

• Alley access
• Enclosed sunroom
• Built 1978

Tags

• ENCLOSED SUNROOM
• FULLY FENCED BACKYARD
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 2.6% in Florence — 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 70/100 on livability (#142 in OR) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime A-; Watch: employment C-, amenities F, commute F.
• Siuslaw SD 97J (town): math 33% / reading 50% proficiency, ranked #106 of 183 in OR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 406 active listings in the ZIP; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $79k implies a 210% gain — meaningful room to come down on a strong offer.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.17% ✓
• Cap rate: 19.61%
• Cash-on-cash: 47.55%
• DSCR: 3.12
• GRM: 3.8

CMA / ARV

• ARV (median comp): $243,815
• List price: $79,000
• Delta: -67.60%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Sand Dollar Dr	0.20mi	2/1.0	918 (-1%)	20mo	$265,000	$289	68
3760 Highway 101 #26	0.61mi	2/2.0	924 (0%)	14mo	$81,500	$88	60
1699 27th St #22	0.00mi	2/1.0	798 (-14%)	17mo	$65,000	$81	59
3760 Highway 101 #17	0.61mi	2/1.0	924 (0%)	16mo	$78,000	$84	54
3760 Highway 101 #3	0.61mi	2/2.0	938 (+2%)	23mo	$125,000	$133	50
122 Outer Dr	0.46mi	2/2.0	1,056 (+14%)	23mo	$320,000	$303	36
235 Horse Shoe Ln	0.39mi	1/1.0 (-1)	800 (-13%)	24mo	$148,000	$185	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 61.5%
• Equity multiple: 5.47×
• Total profit: $98,836
• Equity at exit: $71,169

10-year hold

• IRR: 55.0%
• Equity multiple: 12.17×
• Total profit: $247,122
• Equity at exit: $153,480

Cash invested: $22,120 (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 97439

• Home prices YoY: 2.5%
• Active inventory: 406
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $877

Break-even live

Break-even rent $605

Max offer price $79,000

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $79,000 Active 159 DOM
2. 2026-06-17
   days on market $79,000 Active 158 DOM
3. 2026-06-16
   days on market $79,000 Active 157 DOM
4. 2026-06-15
   days on market $79,000 Active 156 DOM
5. 2026-06-13
   days on market $79,000 Active 154 DOM
6. 2026-06-12
   days on market $79,000 Active 153 DOM
7. 2026-06-09
   days on market $79,000 Active 150 DOM
8. 2026-06-08
   days on market $79,000 Active 149 DOM
9. 2026-06-08
   days on market $79,000 Active 148 DOM
10. 2026-06-07
    days on market $79,000 Active 147 DOM
11. 2026-06-04
    days on market $79,000 Active 144 DOM
12. 2026-06-02
    days on market $79,000 Active 143 DOM
13. 2026-06-01
    days on market $79,000 Active 142 DOM
14. 2026-05-31
    days on market $79,000 Active 141 DOM
15. 2026-05-01
    status Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

16. 2026-04-14
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

17. 2026-02-05
    status Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

18. 2026-01-29
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

19. 2025-12-18
    status Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

20. 2025-12-10
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

21. 2025-12-09
    listed $79,000 Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to this well kept 2 bedroom, 2 bathroom single-wide manufactured home in the Ocean Breeze Mobile Home Park. Offering 924sqft of comfortable living space, this home features an inviting enclosed sunroom/porch, perfect for relaxing year around. Enjoy a fenced backyard, plus convenient alley access for easy entry. This is a great opportunity to own a cozy, functional home in a coastal community!

22. 2009-01-30
    soldstatus $25,500 229-char remark

    Show marketing remark (229 chars)

    Mobile only, that has been remodeled with a convenient in town location. New kitchen, appliances, vinyl windows, siding, and lifetime roof. Great rent for space which includes water, garbage service, extra storage, and sun porch.

23. 2009-01-28
    historical 229-char remark

    Show marketing remark (229 chars)

    Mobile only, that has been remodeled with a convenient in town location. New kitchen, appliances, vinyl windows, siding, and lifetime roof. Great rent for space which includes water, garbage service, extra storage, and sun porch.

24. 2008-07-22
    listed $25,500 229-char remark

    Show marketing remark (229 chars)

    Mobile only, that has been remodeled with a convenient in town location. New kitchen, appliances, vinyl windows, siding, and lifetime roof. Great rent for space which includes water, garbage service, extra storage, and sun porch.

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$400/yr (+$33/mo · 109.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥75°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,571
• − Mortgage interest: −$4,425
• − Property taxes: −$366
• − Insurance: −$395
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$2,298
• Taxable income: $9,795
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $8,168/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: Siuslaw SD 97J
• NCES district ID: 4105100
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $36,892
• Composite: 36.82/100
• National rank: #9169
• State rank: #106 of 183 in OR

Livability — Florence

• Score: 70/100
• State rank: #142
• US rank: #8094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, OR
• Population (ZIP): 15,643

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

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: ▲ 17.79%
• Current HPI: 717.84
• 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

+209.8% since first listed

10 events — show timeline

• 2026-05-01 Relisted — RMLS
• 2026-04-14 Pending — RMLS
• 2026-02-05 Relisted — RMLS
• 2026-01-29 Pending — RMLS
• 2025-12-18 Relisted — RMLS
• 2025-12-10 Pending — RMLS
• 2025-12-09 Listed $79,000 RMLS
• 2009-01-30 Sold (MLS) $25,500 RMLS
• 2009-01-28 Delisted — RMLS
• 2008-07-22 Listed $25,500 RMLS

Property tax history

+2.8%/yr

Latest (2025): $366 · +2.9% YoY. Source: county tax records.