432 Whispering Willow Dr · Redwood, OR 97527

$99,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 27 Days on market

Built 1995 Est $102k · at est. ↓ 29% since listing

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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 +8.6/15.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

Key facts

• Parking
• Built 1995
• Listed 26 days

Property features AI

Finance

• Financial info: Monthly land lease: $675
• HOA & community: Senior community; No CCRs

Exterior

• Parking: Attached carport; Driveway; Tandem parking; Storage
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone connected
• Home design: Mobile home (double wide) located in a park; One level; May remain in park; Metal skirting; Kit manufacturer
• Construction: Built in 1995; Pillar/post/pier foundation
• Exterior features: Composition roof; Shed(s); Landscaped lot; Level lot; Paved road access; Flood data not applicable

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Oven; Range hood; Refrigerator; Laminate countertops
• Bedrooms: 2 bedrooms (including a primary bedroom on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: Built-in features; Ceiling fans; Double vanity; Fiberglass stall shower; Laminate countertops; Linen closet; Open floor plan; Primary bedroom on main level; Shower/tub combo; Soaking tub; Vaulted ceilings; Walk-in closets; Accessible approach with ramp
• Laundry & utility: Washer; Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

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 $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 2.6% in Redwood — 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 64/100 on livability (#213 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Grants Pass SD 7 (urban): math 39% / reading 56% proficiency, ranked #66 of 183 in OR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 223 units permitted in Josephine County in 2024 (5 in 5+ unit buildings).
• This rent runs 39% of the median local income ($67k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Josephine County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.16% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.22%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $102,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
298 Whispering Willow Dr	0.06mi	3/2.0	1,512 (+8%)	3mo	$88,000	$58	82
327 Whispering Willow Dr	0.07mi	3/2.0	1,296 (-8%)	5mo	$127,500	$98	79
122 Whispering Willow Dr	0.16mi	2/2.0 (-1)	1,365 (-3%)	4mo	$99,900	$73	79
431 Whispering Willow Dr	0.02mi	3/2.0	1,296 (-8%)	10mo	$125,000	$96	78
1505 Agape Way	0.50mi	3/2.0	1,350 (-4%)	4mo	$60,000	$44	67
2387 Mulberry Ct	0.26mi	2/2.0 (-1)	1,512 (+8%)	7mo	$83,000	$55	64
2371 Ryan Ct	0.34mi	2/2.0 (-1)	1,509 (+8%)	12mo	$133,000	$88	57
1450 Willow Ct	0.40mi	3/2.0	1,296 (-8%)	16mo	$111,000	$86	55
2386 Sasha Ct	0.41mi	3/2.0	1,248 (-11%)	11mo	$115,000	$92	53
1504 Agape Way	0.50mi	2/2.0 (-1)	1,288 (-8%)	6mo	$66,525	$52	53
1426 Willow Ct	0.37mi	2/2.0 (-1)	1,512 (+8%)	14mo	$110,000	$73	53
1551 Willow Ln	0.53mi	3/2.0	1,224 (-13%)	2mo	$72,000	$59	52

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 · 3.05% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 2.88×
• Total profit: $52,526
• Equity at exit: $14,895

10-year hold

• IRR: 49.5%
• Equity multiple: 5.81×
• Total profit: $134,501
• Equity at exit: $8,638

Cash invested: $27,972 (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 97527

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$524
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,077

Break-even live

Break-even rent $790

Max offer price $99,900

Occupancy floor 45%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 SW Otter Ct Grants Pass, OR	3.0	2.0	1545	$2,395	$1.55	44d	1	0.06mi
109 SW Otter Ct Grants Pass, OR	3.0	2.0	1545	$2,395	$1.55	43d	1	0.06mi
1400 SW Kokanee Ln Unit 1402 Grants Pass, OR	2.0	1.0	962	$1,495	$1.55	43d	1	0.43mi
1654 Kellenbeck Ave Grants Pass, OR	2.0	1.0	1000	$1,250	$1.25	43d	1	0.61mi
1605 Kokanee Ln Grants Pass, OR	3.0	2.0	1540	$2,200	$1.43	43d	1	0.75mi
1783 Medart Ln Unit 1783 Grants Pass, OR	2.0	1.0	912	$1,395	$1.53	43d	1	0.79mi
1754 Sun Glo Dr Grants Pass, OR	2.0	1.0	888	$1,450	$1.63	43d	1	0.82mi

Listing history 26 events

1. 2026-06-19
   days on market $99,900 Active 27 DOM
2. 2026-06-18
   days on market $99,900 Active 26 DOM
3. 2026-06-17
   days on market $99,900 Active 25 DOM
4. 2026-06-16
   days on market $99,900 Active 24 DOM
5. 2026-06-15
   days on market $99,900 Active 23 DOM
6. 2026-06-14
   days on market $99,900 Active 21 DOM
7. 2026-06-13
   days on market $99,900 Active 20 DOM
8. 2026-06-10
   days on market $99,900 Active 18 DOM
9. 2026-06-09
   days on market $99,900 Active 17 DOM
10. 2026-06-08
    days on market $99,900 Active 16 DOM
11. 2026-06-07
    days on market $99,900 Active 15 DOM
12. 2026-06-05
    days on market $99,900 Active 12 DOM
13. 2026-06-03
    days on market $99,900 Active 11 DOM
14. 2026-06-02
    days on market $99,900 Active 10 DOM
15. 2026-06-01
    days on market $99,900 Active 9 DOM
16. 2026-05-31
    days on market $99,900 Active 8 DOM
17. 2026-05-30
    days on market $99,900 Active 7 DOM
18. 2026-05-24
    listed $99,900 Active
19. 2023-12-04
    soldstatus $110,000 Closed 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

20. 2023-11-13
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

21. 2023-10-10
    historical Contingent 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

22. 2023-08-19
    price $110,000 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

23. 2023-07-31
    price $129,900 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

24. 2023-07-19
    status Active 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

25. 2023-07-09
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

26. 2023-06-27
    listed $139,900 Active 580-char remark

    Show marketing remark (580 chars)

    Move in ready. This little beauty has been cleaned, washed & painted, ready for the next party to love her. Seller giving $9500 flooring allowance as ca rpet has been removed) . 1995 Manufactured home located in Willow Estates North. 2 bdrm, Den, 2 bath 1404 sqft home. Lovely living room, formal dining and a great kitchen. Master bedroom is oversized with two walk in closets. Master bathroom features double sinks, ample counter space, soaking tub and separate shower. Laundry rm, storage shed, tandem carport. Space rent is $615. One pet 13 lbs must be approved by park.

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$268/yr (+$22/mo · 38.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,841
• − Mortgage interest: −$5,596
• − Property taxes: −$701
• − Insurance: −$500
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$2,906
• Taxable income: $12,004
• Est. tax owed @ 24.0%: −$2,881
• After-tax cash flow: $10,047/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: Grants Pass SD 7
• NCES district ID: 4105910
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,433
• Composite: 41.5/100
• National rank: #7281
• State rank: #66 of 183 in OR

Livability — Redwood

• Score: 64/100
• State rank: #213
• US rank: #14443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redwood, OR
• County: Josephine County · 73,366 people
• Metro: Grants Pass, OR
• Population (ZIP): 37,330
• Household income: $66,975
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1018.0

Population outlook (Josephine County) Hauer SSP2

• Today (2025): 87,883 people
• By 2030: 89,055 · +1.3%
• By 2040: 90,396 · +2.9%
• By 2050: 90,801 · +3.3%
• By 2075: 89,880 · +2.3%
• By 2100: 81,252 · -7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Josephine

• 2024 margin: Strong R (+29.1) · D 34.2% · R 63.3% · Other 2.5%
• 2008→2024 swing: -15.8pp toward R · 2008: -13.2pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+25.8 2016: R+31.4 2012: R+21.9 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.09%
• Current HPI: 318.0477
• Rent YoY: ▲ 3.05%
• Metro: Grants Pass, 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

-28.6% since first listed

9 events — show timeline

• 2026-05-24 Listed $99,900 MLSCO
• 2023-12-04 Sold (MLS) $110,000 MLSCO
• 2023-11-13 Pending — MLSCO
• 2023-10-10 Contingent — MLSCO
• 2023-08-19 Price Changed $110,000 MLSCO
• 2023-07-31 Price Changed $129,900 MLSCO
• 2023-07-19 Relisted — MLSCO
• 2023-07-09 Pending — MLSCO
• 2023-06-27 Listed $139,900 MLSCO

Property tax history

+12.8%/yr

Latest (2025): $701 · +6.1% YoY. Source: county tax records.