100 River Bend Rd #23 · Reedsport, OR 97467

$111,500

2 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 163 Days on market

Built 1986 $87/sqft · 13% above area Est $99k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!!! See for yourself and discover serene waterfront living in this charming doublewide manufactured home located in a well-maintained 55+ community. Relax on your private deck, and Enjoy picturesque views perfect for birdwatching and spotting the occasional otter. This 2 Bedroom/2 Bath residence comes with a bonus room, to use as you choose. It features an open floor plan with large windows that invite natural light and offer stunning vistas of Schofield Creek. Conveniently situated a few miles from several beaches and the Oregon Dunes, you'll find a variety of seafood restaurants, local shops, music venues, and entertainment options just a short drive away. The home includes an attached one-car garage and benefits from a ram jack secured foundation, complete with a transferable warranty for peace of mind. Residents can also take advantage of the community clubhouse, making it an ideal spot for relaxation and socializing. Experience the best of coastal living in this delightful home! Space Rent $816 per month includes sewar and water. 2 small pets allowed. Must be park approved.

Key facts

• Private deck
• Large windows
• Open floor plan

Tags

• PRIVATE DECK
• BONUS ROOM
• OPEN FLOOR PLAN
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.1% in Reedsport — 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 63/100 on livability (#224 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: health & safety C-, employment D, schools F.
• Reedsport SD 105 (town): math 28% / reading 42% proficiency, ranked #143 of 183 in OR (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $771 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $112k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $98,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.66% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.36%
• DSCR: 2.26
• GRM: 5.0

CMA / ARV

• ARV (median comp): $98,625
• List price: $111,500
• Delta: 13.05%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 River Bend Rd #17	0.00mi	2/2.0	1,296 (+1%)	6mo	$105,000	$81	94
100 River Bend Rd #25	0.00mi	3/2.0 (+1)	1,296 (+1%)	3mo	$119,000	$92	91
100 River Bend Rd #115	0.00mi	2/2.0	1,456 (+13%)	5mo	$127,000	$87	74
100 River Bend Rd #4	0.00mi	3/2.0 (+1)	1,188 (-8%)	18mo	$93,850	$79	67
1413 Hawthorne Ave #31	0.65mi	2/2.0	1,152 (-11%)	12mo	$35,000	$30	42
1000 N 8th St #33	0.65mi	2/2.0	1,120 (-13%)	13mo	$56,000	$50	37

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $28,921
• Equity at exit: $16,625

10-year hold

• IRR: 30.6%
• Equity multiple: 3.74×
• Total profit: $85,688
• Equity at exit: $9,640

Cash invested: $31,220 (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 97467

• Home prices YoY: -10.9%
• Active inventory: 69
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$585
• Tax from tax record: −$93 /mo · $1,110/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $738

Break-even live

Break-even rent $916

Max offer price $111,500

Occupancy floor 55%

Sensitivity live

Price	-10% $801	-5% $769	+0% $738	+5% $706	+10% $675
Rent	-10% $592	-5% $665	+0% $738	+5% $811	+10% $884
Rate	-1.0pp $794	-0.5pp $766	base $738	+0.5pp $709	+1.0pp $679

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: $27,875
• Closing costs: $3,345
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 York St Reedsport, OR	3.0	2.0	1250	$1,850	$1.48	45d	1	1.39mi

Listing history 19 events

1. 2026-06-21
   days on market $111,500 Active 163 DOM
2. 2026-06-21
   days on market $111,500 Active 162 DOM
3. 2026-06-18
   days on market $111,500 Active 160 DOM
4. 2026-06-17
   days on market $111,500 Active 159 DOM
5. 2026-06-16
   days on market $111,500 Active 158 DOM
6. 2026-06-15
   days on market $111,500 Active 157 DOM
7. 2026-06-13
   days on market $111,500 Active 155 DOM
8. 2026-06-12
   days on market $111,500 Active 154 DOM
9. 2026-06-09
   days on market $111,500 Active 151 DOM
10. 2026-06-08
    days on market $111,500 Active 150 DOM
11. 2026-06-08
    days on market $111,500 Active 149 DOM
12. 2026-06-07
    days on market $111,500 Active 148 DOM
13. 2026-06-04
    days on market $111,500 Active 145 DOM
14. 2026-06-02
    days on market $111,500 Active 144 DOM
15. 2026-06-01
    days on market $111,500 Active 143 DOM
16. 2026-05-31
    days on market $111,500 Active 142 DOM
17. 2026-04-09
    price $111,500 1109-char remark

    Show marketing remark (1109 chars)

    PRICE REDUCED!!! See for yourself and discover serene waterfront living in this charming doublewide manufactured home located in a well-maintained 55+ community. Relax on your private deck, and Enjoy picturesque views perfect for birdwatching and spotting the occasional otter. This 2 Bedroom/2 Bath residence comes with a bonus room, to use as you choose. It features an open floor plan with large windows that invite natural light and offer stunning vistas of Schofield Creek. Conveniently situated a few miles from several beaches and the Oregon Dunes, you'll find a variety of seafood restaurants, local shops, music venues, and entertainment options just a short drive away. The home includes an attached one-car garage and benefits from a ram jack secured foundation, complete with a transferable warranty for peace of mind. Residents can also take advantage of the community clubhouse, making it an ideal spot for relaxation and socializing. Experience the best of coastal living in this delightful home! Space Rent $816 per month includes sewar and water. 2 small pets allowed. Must be park approved.

18. 2026-01-08
    listed $130,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    PRICE REDUCED!!! See for yourself and discover serene waterfront living in this charming doublewide manufactured home located in a well-maintained 55+ community. Relax on your private deck, and Enjoy picturesque views perfect for birdwatching and spotting the occasional otter. This 2 Bedroom/2 Bath residence comes with a bonus room, to use as you choose. It features an open floor plan with large windows that invite natural light and offer stunning vistas of Schofield Creek. Conveniently situated a few miles from several beaches and the Oregon Dunes, you'll find a variety of seafood restaurants, local shops, music venues, and entertainment options just a short drive away. The home includes an attached one-car garage and benefits from a ram jack secured foundation, complete with a transferable warranty for peace of mind. Residents can also take advantage of the community clubhouse, making it an ideal spot for relaxation and socializing. Experience the best of coastal living in this delightful home! Space Rent $816 per month includes sewar and water. 2 small pets allowed. Must be park approved.

19. 2000-01-12
    soldstatus $50,000

ⓘ 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: $1,110 · $93/mo
• Projected year-2 tax: $1,110 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 9 d/yr ≥79°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$6,246
• − Property taxes: −$1,110
• − Insurance: −$558
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,244
• Taxable income: $7,491
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $7,056/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: Reedsport SD 105
• NCES district ID: 4110410
• Math proficiency: 28% ▲ 7.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $34,496
• Composite: 31.47/100
• National rank: #11187
• State rank: #143 of 183 in OR

Livability — Reedsport

• Score: 63/100
• State rank: #224
• US rank: #15146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsport, OR
• Population (ZIP): 5,300

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 6% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.19%
• Current HPI: 345.8251
• 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

+123.0% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $111,500 RMLS
• 2026-01-08 Listed $130,000 RMLS
• 2000-01-12 Sold (Public Records) $50,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,110 · -1.3% YoY. Source: county tax records.