47775 Berry St Unit B7 · Oakridge, OR 97463

$36,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 528 Days on market

Built 1973 ↓ 28% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable and comfortable! Upgrades include vinyl and laminate flooring, Corian-style solid surface countertops, wood blinds, wood front door and cabinets. Home has double-paned vinyl windows and a ductless heat pump for energy efficiency. Sale includes all appliances remaining on the property (range, dishwasher, microwave, clothes washer and dryer). Remaining personal items are negotiable. Less expensive monthly space rent ($550/mo), two exterior sheds, an oversized carport and professionally installed access ramp set this property apart from the mobile homes available in the neighboring park. Park owner: St Vinnies. Rent includes water/sewer and trash/recycling. Park playground is just behind the property.

Key facts

• Built 1973
• Listed 528 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 3.0% in Oakridge — 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 62/100 on livability (#252 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Oakridge SD 76 (town): math 22% / reading 36% proficiency, ranked #163 of 183 in OR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 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

• In year one you build about $4k of equity ($249 loan paydown + $4k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 528 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $14k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 528 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.42% ✓
• Cap rate: 20.90%
• Cash-on-cash: 52.16%
• DSCR: 3.32
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.8%
• Equity multiple: 5.30×
• Total profit: $43,333
• Equity at exit: $32,432

10-year hold

• IRR: 52.3%
• Equity multiple: 11.82×
• Total profit: $109,099
• Equity at exit: $69,940

Cash invested: $10,080 (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 97463

• Home prices YoY: 4.8%
• Active inventory: 62
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $372

Break-even live

Break-even rent $399

Max offer price $36,000

Occupancy floor 52%

Sensitivity live

Price	-10% $397	-5% $384	+0% $372	+5% $359	+10% $347
Rent	-10% $303	-5% $337	+0% $372	+5% $406	+10% $440
Rate	-1.0pp $390	-0.5pp $381	base $372	+0.5pp $362	+1.0pp $353

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47730 Christel Ln Unit 4 4 Oakridge, OR	2.0	1.0	550	$875	$1.59	21d	1	0.21mi
47609 Oregon 58 #2 Oakridge, OR	1.0	1.0	400	$850	$2.12	21d	1	0.54mi

Listing history 20 events

1. 2026-06-21
   days on market $36,000 Active 528 DOM
2. 2026-06-18
   days on market $36,000 Active 526 DOM
3. 2026-06-17
   days on market $36,000 Active 525 DOM
4. 2026-06-16
   days on market $36,000 Active 524 DOM
5. 2026-06-15
   days on market $36,000 Active 523 DOM
6. 2026-06-13
   days on market $36,000 Active 521 DOM
7. 2026-06-12
   days on market $36,000 Active 520 DOM
8. 2026-06-09
   days on market $36,000 Active 517 DOM
9. 2026-06-08
   days on market $36,000 Active 516 DOM
10. 2026-06-08
    days on market $36,000 Active 515 DOM
11. 2026-06-07
    days on market $36,000 Active 514 DOM
12. 2026-06-04
    days on market $36,000 Active 511 DOM
13. 2026-06-02
    days on market $36,000 Active 510 DOM
14. 2026-06-01
    days on market $36,000 Active 509 DOM
15. 2026-05-31
    days on market $36,000 Active 508 DOM
16. 2026-02-26
    price $36,000 718-char remark

    Show marketing remark (718 chars)

    Affordable and comfortable! Upgrades include vinyl and laminate flooring, Corian-style solid surface countertops, wood blinds, wood front door and cabinets. Home has double-paned vinyl windows and a ductless heat pump for energy efficiency. Sale includes all appliances remaining on the property (range, dishwasher, microwave, clothes washer and dryer). Remaining personal items are negotiable. Less expensive monthly space rent ($550/mo), two exterior sheds, an oversized carport and professionally installed access ramp set this property apart from the mobile homes available in the neighboring park. Park owner: St Vinnies. Rent includes water/sewer and trash/recycling. Park playground is just behind the property.

17. 2026-02-18
    status Active 718-char remark

    Show marketing remark (718 chars)

    Affordable and comfortable! Upgrades include vinyl and laminate flooring, Corian-style solid surface countertops, wood blinds, wood front door and cabinets. Home has double-paned vinyl windows and a ductless heat pump for energy efficiency. Sale includes all appliances remaining on the property (range, dishwasher, microwave, clothes washer and dryer). Remaining personal items are negotiable. Less expensive monthly space rent ($550/mo), two exterior sheds, an oversized carport and professionally installed access ramp set this property apart from the mobile homes available in the neighboring park. Park owner: St Vinnies. Rent includes water/sewer and trash/recycling. Park playground is just behind the property.

18. 2025-08-07
    status Active 718-char remark

    Show marketing remark (718 chars)

    Affordable and comfortable! Upgrades include vinyl and laminate flooring, Corian-style solid surface countertops, wood blinds, wood front door and cabinets. Home has double-paned vinyl windows and a ductless heat pump for energy efficiency. Sale includes all appliances remaining on the property (range, dishwasher, microwave, clothes washer and dryer). Remaining personal items are negotiable. Less expensive monthly space rent ($550/mo), two exterior sheds, an oversized carport and professionally installed access ramp set this property apart from the mobile homes available in the neighboring park. Park owner: St Vinnies. Rent includes water/sewer and trash/recycling. Park playground is just behind the property.

19. 2025-03-09
    price $45,000 718-char remark

    Show marketing remark (718 chars)

    Affordable and comfortable! Upgrades include vinyl and laminate flooring, Corian-style solid surface countertops, wood blinds, wood front door and cabinets. Home has double-paned vinyl windows and a ductless heat pump for energy efficiency. Sale includes all appliances remaining on the property (range, dishwasher, microwave, clothes washer and dryer). Remaining personal items are negotiable. Less expensive monthly space rent ($550/mo), two exterior sheds, an oversized carport and professionally installed access ramp set this property apart from the mobile homes available in the neighboring park. Park owner: St Vinnies. Rent includes water/sewer and trash/recycling. Park playground is just behind the property.

20. 2024-12-17
    listed $50,000 Active 718-char remark

    Show marketing remark (718 chars)

    Affordable and comfortable! Upgrades include vinyl and laminate flooring, Corian-style solid surface countertops, wood blinds, wood front door and cabinets. Home has double-paned vinyl windows and a ductless heat pump for energy efficiency. Sale includes all appliances remaining on the property (range, dishwasher, microwave, clothes washer and dryer). Remaining personal items are negotiable. Less expensive monthly space rent ($550/mo), two exterior sheds, an oversized carport and professionally installed access ramp set this property apart from the mobile homes available in the neighboring park. Park owner: St Vinnies. Rent includes water/sewer and trash/recycling. Park playground is just behind the property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 9 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,434
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$978
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,047
• Taxable income: $4,183
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,456/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: Oakridge SD 76
• NCES district ID: 4109150
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $39,696
• Composite: 27.24/100
• National rank: #12441
• State rank: #163 of 183 in OR

Livability — Oakridge

• Score: 62/100
• State rank: #252
• US rank: #17292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakridge, OR
• Population (ZIP): 3,820

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Lithuanian 5% Serbian 4%
• Foreign-born: 0%

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: ▲ 15.71%
• Current HPI: 342.8226
• 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

-28.0% since first listed

5 events — show timeline

• 2026-02-26 Price Changed $36,000 RMLS
• 2026-02-18 Relisted — RMLS
• 2025-08-07 Relisted — RMLS
• 2025-03-09 Price Changed $45,000 RMLS
• 2024-12-17 Listed $50,000 RMLS

Property tax history

-36.2%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.