311 Creswood Dr · Creswell, OR 97426

$209,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 1 Days on market

Built 1978 5,662 sqft lot Est $204k · at est.

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.6/10.0
• ARV discount +6.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this mobile home ready for updates and improvements. Being sold as-is, offering potential for investors, renovation projects, or buyers seeking an affordable property with upside. Excellent location close to city park, schools and shopping center.

Key facts

• Shopping center
• City park
• Schools

Tags

• CITY PARK
• SCHOOLS
• SHOPPING CENTER

Property features AI

Finance

• Other: Property listed as residential resale; Main level area approximately 1,536; Lot about 0.13 acres (5,000–6,999 sq ft)
• HOA & community: Not a senior community

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home on real property; Single-story (main level living)
• Construction: Built in 1978; Pillar/post/pier foundation
• Exterior features: Lap siding; Level lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Wood-burning stove fireplace (1)
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Cap rate 9.6% vs local median 2.7% in Creswell — 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 76/100 on livability (#80 in OR, #3,631 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• Creswell SD 40 (town): math 37% / reading 51% proficiency, ranked #78 of 183 in OR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creslane Elementary School (math 15% / reading 34%, grade F, #309 of 412 statewide, top 77%, 509 students, 68% FRL); Creswell Middle School (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 265 students, 43% FRL); Creswell High School (360 students, 37% FRL) — zoned schools at 49% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Creswell SD 40 average; the district grade overstates school quality for this exact location.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $110k; list at $209k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $209,000

Questions for the listing agent

1. Built in 1978 — 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. 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: 1.16% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $204,288
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Creswood Dr	0.00mi	2/2.0	1,536 (0%)	0mo	$205,000	$133	100
33497 Scott Ave	0.17mi	3/2.0 (+1)	1,539 (+0%)	18mo	$395,000	$257	72
331 Creswood Dr	0.01mi	3/2.0 (+1)	1,620 (+6%)	20mo	$245,000	$151	69
300 S 7th St	0.46mi	3/2.0 (+1)	1,404 (-9%)	1mo	$335,000	$239	59
700 N Mill St #8	0.46mi	3/2.0 (+1)	1,620 (+6%)	14mo	$115,000	$71	53
700 N Mill St #40	0.46mi	3/2.0 (+1)	1,512 (-2%)	24mo	$145,000	$96	51
700 N Mill St #66	0.46mi	3/2.0 (+1)	1,650 (+7%)	19mo	$139,900	$85	46

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,050
• Equity at exit: $31,163

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $50,108
• Equity at exit: $18,071

Cash invested: $58,520 (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 97426

• Home prices YoY: -29.1%
• Active inventory: 65
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,424 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $580

Break-even live

Break-even rent $1,690

Max offer price $209,000

Occupancy floor 71%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 D St Creswell, OR	3.0	1.0	1278	$2,095	$1.64	14d	1	0.37mi
1241 Masters Ave Creswell, OR	3.0	2.5	2105	$3,350	$1.59	14d	1	0.91mi

Listing history 3 events

1. 2026-06-03
   status $209,000 Pending 1 DOM
2. 2026-06-01
   remarks 271-char remark
3. 2026-06-01
   listed $209,000 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: $1,823 · $152/mo
• Projected year-2 tax: $2,027 · $169/mo
• Expected delta: +$204/yr (+$17/mo · 11.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,091
• − Mortgage interest: −$11,707
• − Property taxes: −$1,823
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$6,080
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $6,054/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: Creswell SD 40
• NCES district ID: 4103690
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $53,499
• Composite: 40.38/100
• National rank: #7748
• State rank: #78 of 183 in OR

Livability — Creswell

• Score: 76/100
• State rank: #80
• US rank: #3631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creswell, OR
• Population (ZIP): 10,384

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% Two or more races 8% Hispanic / Latino 3% Asian 1% Native American 1%
• Common ancestry: Italian 6% Portuguese 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -127.51%
• Current HPI: 311.4445
• 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

+176.8% since first listed

4 events — show timeline

• 2026-06-01 Listed $209,000 RMLS
• 2006-10-12 Sold (Public Records) $110,000 Public Records
• 2004-07-15 Sold (Public Records) $92,000 Public Records
• 1996-09-04 Sold (Public Records) $75,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,823 · +33.7% YoY. Source: county tax records.