700 N Mill St #21 · Creswell, OR 97426

$133,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 58 Days on market

Built 1996 Est $95k · 40% over ↓ 1% since listing

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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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +6.2/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This updated fully remodeled home provides natural light that highlights the new, modern, and beautiful features throughout. From new flooring, a tasteful COMPLETE KITCHEN & BATHROOM REMODELS, and new paint, you will not want to miss seeing this home! Creswell Court is a well-kept, all-ages park with a reasonable pet policy. This is one of the largest lots in the park and backs to farmland/what a view! The monthly space lease is $655. This home can be financed.

Key facts

• Backs to farmland
• Largest lots
• Garage

Tags

• COMPLETE KITCHEN REMODELS
• COMPLETE BATHROOM REMODELS
• LARGEST LOTS
• BACKS TO FARMLAND

Property features AI

Finance

• Other: Lot rent paid monthly
• Financial info: Land lease (monthly lot rent of $655); Land lease expires February 28, 2027
• HOA & community: Park amenities include trash service; Located in Creswell Court park (park approval required prior to purchase)

Exterior

• Parking: Carport; Driveway (one parking space total)
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (Fleetwood model year 1996); Single-story (main level living); Seasonal views of trees/woods
• Construction: Composition roof; Concrete perimeter foundation; Built in 1996
• Exterior features: Fenced yard; Patio; Tool shed; Yard; Vinyl siding; Paved road access; Leased land with private road

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave; Stainless steel appliances
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Updated/remodeled interior; Vaulted ceilings; Laundry area; Minimal steps (accessibility)
• Laundry & utility: Laundry on main level; Electric water heater; Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 67 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $920 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.12% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $95,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 N Mill St #21	0.00mi	3/2.0	1,000 (0%)	1mo	$126,500	$127	99
700 N Mill St #56	0.00mi	3/2.0	950 (-5%)	7mo	$90,000	$95	86
700 N Mill St #75	0.00mi	3/2.0	1,080 (+8%)	9mo	$107,000	$99	79
400 N Mill St #1	0.18mi	3/2.0	962 (-4%)	8mo	$17,800	$19	79
400 N Mill St	0.18mi	2/2.0 (-1)	1,008 (+1%)	22mo	$35,000	$35	67

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $690
• Equity at exit: $19,831

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $29,140
• Equity at exit: $11,499

Cash invested: $37,240 (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: 67
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$697
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $350

Break-even live

Break-even rent $1,042

Max offer price $133,000

Occupancy floor 71%

Sensitivity live

Price	-10% $425	-5% $387	+0% $350	+5% $312	+10% $275
Rent	-10% $232	-5% $291	+0% $350	+5% $408	+10% $467
Rate	-1.0pp $417	-0.5pp $384	base $350	+0.5pp $315	+1.0pp $280

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 D St Creswell, OR	3.0	1.0	1278	$2,095	$1.64	15d	1	0.64mi
92 N 8th St Unit 97 Creswell, OR	2.0	1.0	988	$1,295	$1.31	45d	1	0.78mi
101 N 10th St Apt 4 Creswell, OR	2.0	1.0	950	$1,295	$1.36	45d	1	0.87mi
101 N 10th St Unit 15 Creswell, OR	2.0	1.0	770	$1,350	$1.75	23d	1	0.90mi
703 Kings Row Creswell, OR	2.0	1.0	936	$1,395	$1.49	45d	1	0.92mi
703 Kings Row Creswell, OR	2.0	1.0	936	$1,395	$1.49	15d	1	0.92mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-07
   price $133,000
3. 2026-02-28
   listed $135,000 Active

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$444/yr (+$37/mo · 52.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°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: $17,820
• − Mortgage interest: −$7,450
• − Property taxes: −$846
• − Insurance: −$665
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,869
• Taxable income: $2,139
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,684/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

-1.5% since first listed

3 events — show timeline

• 2026-04-27 Pending — RMLS
• 2026-04-07 Price Changed $133,000 RMLS
• 2026-02-28 Listed $135,000 RMLS

Property tax history

+6.2%/yr

Latest (2025): $846 · +33.2% YoY. Source: county tax records.