1413 Hawthorne Ave · Reedsport, OR 97467

$51,549

3 bd · 2.0 ba · 1,782 sqft · Manufactured · 9 Days on market

Built 1983 Fair condition $29/sqft · 42% below area Est $63k · 18% under

---

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
• ARV discount +15.0/15.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

Key facts

• Garage
• Built 1983
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $52k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Cap rate 32.0% 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 $357 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 21y ago; this cycle's ask has dropped $67k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $52k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $51,549

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.59% ✓
• Cap rate: 32.02%
• Cash-on-cash: 91.89%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (median comp): $63,102
• List price: $51,549
• Delta: 41.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 N 8th St #63	0.54mi	3/2.0	1,556 (-13%)	12mo	$47,000	$30	43
100 River Bend Rd #36	0.61mi	3/2.0	1,534 (-14%)	9mo	$103,000	$67	41
100 River Bend Rd #127	0.61mi	3/2.0	1,620 (-9%)	20mo	$100,000	$62	39
100 River Bend Rd #98	0.61mi	2/2.0 (-1)	1,560 (-12%)	21mo	$100,000	$64	28

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: 86.9%
• Equity multiple: 5.01×
• Total profit: $57,877
• Equity at exit: $7,686

10-year hold

• IRR: 90.0%
• Equity multiple: 10.41×
• Total profit: $135,871
• Equity at exit: $4,457

Cash invested: $14,434 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$270
• Tax est. 1.5%: −$64 /mo · $773/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,039

Break-even live

Break-even rent $535

Max offer price $51,549

Occupancy floor 39%

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: $12,887
• Closing costs: $1,546
• 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	43d	1	1.08mi

Listing history 50 events

1. 2026-06-18
   days on market $51,549 Active 9 DOM
2. 2026-06-17
   days on market $51,549 Active 8 DOM
3. 2026-06-16
   days on market $51,549 Active 7 DOM
4. 2026-06-15
   days on market $51,549 Active 6 DOM
5. 2026-06-13
   days on market $51,549 Active 4 DOM
6. 2026-06-12
   days on market $51,549 Active 3 DOM
7. 2026-06-09
   statusdays on market $51,549 Active 1 DOM
8. 2026-05-13
   price $87,900 571-char remark

   Show marketing remark (571 chars)

   Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

9. 2026-04-03
   price $89,000 571-char remark

   Show marketing remark (571 chars)

   Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

10. 2026-02-25
    price $90,000 571-char remark

    Show marketing remark (571 chars)

    Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

11. 2026-02-10
    price $99,000 571-char remark

    Show marketing remark (571 chars)

    Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

12. 2026-01-16
    price $105,000 571-char remark

    Show marketing remark (571 chars)

    Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

13. 2026-01-03
    price $115,000 571-char remark

    Show marketing remark (571 chars)

    Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

14. 2025-12-05
    listed $119,000 Active 571-char remark

    Show marketing remark (571 chars)

    Move-in ready coastal home in Reedsport offering affordable Oregon Coast living just minutes from the Oregon Dunes, beaches, fishing, boating, and outdoor recreation. This inviting home features fresh interior paint, laminate flooring, new carpet, and comfortable one-level living in a convenient location near shopping, dining, and everyday essentials. Perfect as a full-time residence, downsizing opportunity, or weekend coastal retreat, this property combines affordability, comfort, and the laid-back coastal lifestyle buyers are searching for. Must be Park Approved.

15. 2022-09-27
    soldstatus $30,000 Closed 60-char remark

    Show marketing remark (60 chars)

    Great little fixer in a trailer park. 2 bedrooms and 1 bath.

16. 2022-09-25
    status Pending 60-char remark

    Show marketing remark (60 chars)

    Great little fixer in a trailer park. 2 bedrooms and 1 bath.

17. 2022-09-23
    listed $30,000 Active 60-char remark

    Show marketing remark (60 chars)

    Great little fixer in a trailer park. 2 bedrooms and 1 bath.

18. 2019-07-05
    soldstatus $21,500
19. 2019-07-05
    listed $25,000
20. 2011-02-18
    soldstatus $30,000 Sold
21. 2011-01-21
    status Pending
22. 2010-09-23
    historical
23. 2010-08-10
    soldstatus $44,900 Sold
24. 2010-07-27
    price $39,900
25. 2010-06-14
    soldstatus $25,000 Sold
26. 2010-06-11
    status Pending
27. 2010-04-22
    listed $27,900 Active
28. 2010-04-08
    status Active
29. 2010-04-08
    historical
30. 2010-03-20
    price $44,900
31. 2010-02-17
    listed $49,900 Active
32. 2009-04-24
    soldstatus $30,000
33. 2009-04-16
    historical
34. 2009-04-06
    listed $46,900 Active
35. 2009-01-21
    listed $34,900
36. 2008-04-14
    soldstatus $40,000
37. 2008-04-09
    historical
38. 2008-03-24
    listed $40,000
39. 2007-10-01
    soldstatus $27,000
40. 2007-09-07
    historical
41. 2007-06-25
    listed $35,000
42. 2007-03-07
    soldstatus $20,000
43. 2007-02-26
    historical
44. 2007-01-29
    listed $24,900
45. 2006-08-31
    soldstatus $45,000
46. 2006-06-28
    listed $49,900
47. 2006-04-04
    soldstatus $12,000
48. 2006-03-14
    historical
49. 2006-02-25
    listed $15,500
50. 2005-05-11
    soldstatus $23,000

ⓘ 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 · 96% 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: −$2,888
• − Property taxes: −$773
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$1,500
• Taxable income: $12,432
• Est. tax owed @ 24.0%: −$2,984
• After-tax cash flow: $9,482/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. New siding, flooring, and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Major Siding — Significant damage
• Major Flooring — Worn and uneven
• Major Paint — Worn and peeling
• Major Landscaping — Overgrown and uneven

Value-add opportunities

• Both New siding — Enhances curb appeal and value
• Both New flooring — Improves comfort and value
• Both Paint job — Enhances interior and exterior appeal
• Both Landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant damage	Major	$15,000–50,000
Flooring · Worn and uneven	Major	$15,000–50,000
Paint · Worn and peeling	Major	$15,000–50,000
Landscaping · Overgrown and uneven	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New siding — Enhances curb appeal and value ↑
• Both New flooring — Improves comfort and value ↑
• Both Paint job — Enhances interior and exterior appeal ↑
• Both Landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+282.2% since first listed

45 events — show timeline

• 2026-05-13 Price Changed $87,900 RMLS
• 2026-04-03 Price Changed $89,000 RMLS
• 2026-02-25 Price Changed $90,000 RMLS
• 2026-02-10 Price Changed $99,000 RMLS
• 2026-01-16 Price Changed $105,000 RMLS
• 2026-01-03 Price Changed $115,000 RMLS
• 2025-12-05 Listed $119,000 RMLS
• 2022-09-27 Sold (MLS) $30,000 RMLS
• 2022-09-25 Pending — RMLS
• 2022-09-23 Listed $30,000 RMLS
• 2019-07-05 Listed $25,000 RMLS
• 2019-07-05 Sold (MLS) $21,500 RMLS
• 2011-02-18 Sold (MLS) $30,000 RMLS
• 2011-01-21 Pending — RMLS
• 2010-09-23 Delisted — RMLS
• 2010-08-10 Sold (MLS) $44,900 RMLS
• 2010-07-27 Price Changed $39,900 RMLS
• 2010-06-14 Sold (MLS) $25,000 RMLS
• 2010-06-11 Pending — RMLS
• 2010-04-22 Listed $27,900 RMLS
• 2010-04-08 Relisted — RMLS
• 2010-04-08 Delisted — RMLS
• 2010-03-20 Price Changed $44,900 RMLS
• 2010-02-17 Listed $49,900 RMLS
• 2009-04-24 Sold (MLS) $30,000 RMLS
• 2009-04-16 Delisted — RMLS
• 2009-04-06 Listed $46,900 RMLS
• 2009-01-21 Listed $34,900 RMLS
• 2008-04-14 Sold (MLS) $40,000 RMLS
• 2008-04-09 Delisted — RMLS
• 2008-03-24 Listed $40,000 RMLS
• 2007-10-01 Sold (MLS) $27,000 RMLS
• 2007-09-07 Delisted — RMLS
• 2007-06-25 Listed $35,000 RMLS
• 2007-03-07 Sold (MLS) $20,000 RMLS
• 2007-02-26 Delisted — RMLS
• 2007-01-29 Listed $24,900 RMLS
• 2006-08-31 Sold (MLS) $45,000 RMLS
• 2006-06-28 Listed $49,900 RMLS
• 2006-04-04 Sold (MLS) $12,000 RMLS
• 2006-03-14 Delisted — RMLS
• 2006-02-25 Listed $15,500 RMLS
• 2005-05-11 Sold (MLS) $23,000 RMLS
• 2005-05-05 Delisted — RMLS
• 2005-01-28 Listed $23,000 RMLS