826 NE Shoshone Dr · Redmond, OR 97756

$299,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 33 Days on market

Built 1995 6,098 sqft lot $231/sqft · 18% below area Est $367k · 18% under $132/mo HOA · 6% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property qualifies for VA financing. Tucked into the desirable Desert Meadows community in NE Redmond, this well maintained 3 bedroom, 2 bathroom manufactured home offers comfort, space, and functionality all in one! Vaulted ceilings and abundant natural light create an airy feel throughout. The primary retreat features an oversized ensuite bath with large vanity, soaking tub, and separate shower. Bright kitchen offers ample cabinetry, great storage, and opens seamlessly to the dining and living spaces. Pride of ownership shines throughout. Outside, enjoy mature landscaping, a welcoming front porch, yard space, and an impressive oversized detached garage with room for vehicles, hobbies, sto

Key facts

• Mature landscaping
• 6,098 sq ft lot
• 2 garage spots

Tags

• OVERSIZED ENSUITE BATH
• MATURE LANDSCAPING
• WELCOMING FRONT PORCH
• OVERSIZED DETACHED GARAGE

Property features AI

Finance

• Financial info: Not currently rented
• HOA & community: Homeowners association with monthly fee; Monthly association fee: $132.60; Association amenities include clubhouse, snow removal, and water; CC&Rs in place

Exterior

• Parking: Detached 2-car garage; Concrete parking; Garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Private sewer (septic tank); Public utilities available
• Home design: Manufactured home on land (double wide); One level; Residential property; Frame construction; Block foundation; No common walls; Zoned R4; Audio surveillance on premises
• Construction: Built in 1995
• Exterior features: Composition roof; Double pane windows with vinyl frames; Shed(s); Landscaped, level lot; Paved road access; Flood not applicable

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms (primary on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Forced air; Pellet stove
• Interior features: Ceiling fan(s); Fiberglass stall shower; Laminate counters; Pantry; Primary bedroom on main level; Shower/tub combo; Soaking tub; Vaulted ceilings
• Laundry & utility: Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.6% below list).
• Recommended offer: $232k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.8% in Redmond — 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 78/100 on livability (#68 in OR, #2,715 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A-; Watch: commute F.
• Redmond SD 2J (town): math 24% / reading 42% proficiency, ranked #28 of 58 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tom Mccall Elementary School (math 27% / reading 42%, grade F, #218 of 412 statewide, top 58%, 478 students, 38% FRL); Elton Gregory Middle School (math 18% / reading 39%, grade F, #94 of 128 statewide, top 73%, 709 students, 40% FRL); Redmond High School (936 students, 38% FRL).
• Market conditions: Rents rising (+3.4%/yr); 737 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,624 units permitted in Deschutes County in 2024 (391 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Deschutes County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $300k implies a 599% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $232,171 (22.6% 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 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $366,982
• List price: $299,900
• Delta: -18.28%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1745 NE 6th St	0.34mi	3/2.0	1,296 (0%)	1mo	$379,900	$293	84
2051 NE Uintah Ct	0.14mi	3/2.0	1,415 (+9%)	1mo	$380,000	$269	77
841 NE Shoshone Dr	0.07mi	3/2.0	1,188 (-8%)	9mo	$359,000	$302	75
754 NE Navaho Ct NE	0.05mi	3/2.0	1,188 (-8%)	12mo	$345,000	$290	74
1825 NE 6th St	0.31mi	3/2.0	1,296 (0%)	15mo	$346,000	$267	73
854 NE Cheyenne Dr	0.05mi	3/2.0	1,188 (-8%)	18mo	$370,000	$311	68
833 NE Shoshone Dr	0.04mi	3/2.0	1,166 (-10%)	16mo	$355,000	$304	68
1620 NE 6th St	0.38mi	2/3.0 (-1)	1,340 (+3%)	2mo	$297,000	$222	66
708 NE Ute Ct	0.10mi	3/2.0	1,381 (+7%)	22mo	$380,000	$275	66

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-55,059
• Equity at exit: $44,716

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-53,774
• Equity at exit: $25,930

Cash invested: $83,972 (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 97756

• Rents YoY: 3.4%
• Active inventory: 737
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,322 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$125
• HOA: −$132
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-115

Break-even live

Break-even rent $2,468

Max offer price $279,551

Occupancy floor 100%

Sensitivity live

Price	-10% $55	-5% $-30	+0% $-115	+5% $-200	+10% $-285
Rent	-10% $-299	-5% $-207	+0% $-115	+5% $-23	+10% $68
Rate	-1.0pp $36	-0.5pp $-39	base $-115	+0.5pp $-193	+1.0pp $-272

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 NE Redwood Ave Redmond, OR	3.0	2.0	1536	$2,500	$1.63	22d	1	0.34mi
2452 NW 8th St Redmond, OR	3.0	2.5	1461	$2,225	$1.52	45d	1	0.87mi
2708 NW 8th St Unit 2708 Redmond, OR	3.0	2.0	1140	$1,995	$1.75	22d	1	0.91mi
3025 NW 7th St Redmond, OR	1.0–3.0	1.0–2.0	850	$2,050	$2.41	15d	17	0.96mi
940 NW Oak Ln Redmond, OR	3.0	2.0	1552	$2,495	$1.61	22d	1	0.96mi
341 NW Hemlock Ct Unit 341 Redmond, OR	3.0	2.0	1008	$1,950	$1.93	22d	1	1.06mi
123 W Antler Ave Unit 1 094 Redmond, OR	2.0	1.5	1015	$1,495	$1.47	45d	1	1.42mi
506 SE Black Butte Redmond, OR	3.0	2.0	1800	$1,895	$1.05	22d	1	1.44mi

HOA detail

• Monthly dues: $132 · $1,584/yr
• Likely covers: landscaping

Listing history 18 events

1. 2026-06-17
   status $299,900 Pending 33 DOM
2. 2026-06-17
   days on market $299,900 Active 33 DOM
3. 2026-06-16
   days on market $299,900 Active 32 DOM
4. 2026-06-15
   days on market $299,900 Active 31 DOM
5. 2026-06-14
   days on market $299,900 Active 29 DOM
6. 2026-06-13
   pricedays on market $299,900 Active 28 DOM
7. 2026-06-10
   days on market $314,900 Active 26 DOM
8. 2026-06-09
   days on market $314,900 Active 25 DOM
9. 2026-06-08
   days on market $314,900 Active 24 DOM
10. 2026-06-07
    days on market $314,900 Active 23 DOM
11. 2026-06-02
    days on market $314,900 Active 18 DOM
12. 2026-06-01
    days on market $314,900 Active 17 DOM
13. 2026-05-31
    days on market $314,900 Active 16 DOM
14. 2026-05-30
    days on market $314,900 Active 15 DOM
15. 2026-05-15
    listed $329,900 Active 807-char remark
16. 2006-02-28
    soldstatus $42,900
17. 2006-01-16
    historical
18. 2003-10-06
    listed $45,900

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $2,909 · $242/mo
• Expected delta: +$1,473/yr (+$123/mo · 102.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,861
• − Mortgage interest: −$16,799
• − Property taxes: −$1,436
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − HOA: −$1,584
• − Depreciation: −$8,724
• Taxable loss: −$6,640
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $211/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: Redmond SD 2J
• NCES district ID: 4110350
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $51,027
• Composite: 28.72/100
• National rank: #6682
• State rank: #28 of 58 in OR

Livability — Redmond

• Score: 78/100
• State rank: #68
• US rank: #2715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redmond, OR
• County: Deschutes County · 197,892 people
• City population: 44,914
• Metro: Bend, OR
• Population (ZIP): 44,914
• Household income: $87,278
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1205.0

Population outlook (Deschutes County) Hauer SSP2

• Today (2025): 213,908 people
• By 2030: 232,387 · +8.6%
• By 2040: 265,858 · +24.3%
• By 2050: 295,286 · +38.0%
• By 2075: 353,553 · +65.3%
• By 2100: 380,293 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Deschutes

• 2024 margin: D (+10.1) · D 53.6% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.4pp toward D · 2008: -0.3pp · 2024: 10.1pp
• All cycles: 2024: D+10.1 2020: D+8.2 2016: R+3.8 2012: R+7.3 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -292.28%
• Current HPI: 385.3027
• Rent YoY: ▲ 3.39%
• Metro: Bend, 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

+553.4% since first listed

7 events — show timeline

• 2026-06-17 Pending — MLSCO
• 2026-06-11 Price Changed $299,900 MLSCO
• 2026-05-29 Price Changed $314,900 MLSCO
• 2026-05-15 Listed $329,900 MLSCO
• 2006-02-28 Sold (MLS) $42,900 MLSCO
• 2006-01-16 Listing Removed — MLSCO
• 2003-10-06 Listed $45,900 MLSCO

Property tax history

+4.7%/yr

Latest (2025): $1,436 · +7.4% YoY. Source: county tax records.