69127 Wildwood Rd #46 · Saunders Lake, OR 97459

$99,000

2 bd · 2.0 ba · 1,152 sqft · Other public records · 66 Days on market

Built 1978

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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
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Exceptionally well cared for manufactured home in rural family park.Park rent is $275.00, including water, sewer, garbage. Buyers mustqualify with park manager.

Key facts

• 2 outbuildings
• Remodeling inside
• Fully fenced lot

Tags

• FULLY FENCED LOT
• 2 OUTBUILDINGS
• REMODELING INSIDE

Property features AI

Finance

• Other: Lot parcel number 147635; Lot size range: 0–2,999 sq ft; Lot rent charged monthly
• HOA & community: Land lease in effect (lot rent $440 monthly; lease expires April 30, 2026)

Exterior

• Parking: Off-street parking
• Utilities: Electric fuel; Public water; Community sewer; Cable internet
• Home design: Manufactured home in a park (residential); Not attached; Resale property; Territorial view
• Construction: Built in 1978; Skirting foundation; Composition roof
• Exterior features: Fenced yard; Outbuilding; Porch; Tool shed; Plywood exterior description; Level site; Paved road access

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Electric hot water
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No cooling system
• Interior features: One-level accessibility; Laminate flooring; Double-pane windows; Crawl space basement; Utility room on main level; Dining room on main level; Family room; Kitchen on main level; Living room on main level; Great room; Primary bedroom on main level; Second bedroom on main level
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Bend SD 13 (town): math 30% / reading 47% proficiency, ranked #21 of 58 in OR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Bay Elementary School (math 34% / reading 42%, grade F, #197 of 412 statewide, top 48%, 443 students, 69% FRL); North Bend Middle School (math 24% / reading 45%, grade F, #61 of 128 statewide, top 54%, 494 students, 68% FRL); North Bend Senior High School (math 75% / reading 75%, grade A-, #2 of 143 statewide, top 6%, 731 students, 30% FRL) — zoned schools average 56% FRL vs 40% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 122 units permitted in Coos County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Coos County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $99k implies a 296% gain — meaningful room to come down on a strong offer.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 5.6

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: 43.7%
• Equity multiple: 4.31×
• Total profit: $91,711
• Equity at exit: $89,187

10-year hold

• IRR: 37.8%
• Equity multiple: 9.67×
• Total profit: $240,235
• Equity at exit: $192,335

Cash invested: $27,720 (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 97459

• Home prices YoY: 1.6%
• Active inventory: 170
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$18 /mo · $210/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $594

Break-even live

Break-even rent $732

Max offer price $99,000

Occupancy floor 55%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $99,000 Active 66 DOM
2. 2026-06-18
   days on market $99,000 Active 65 DOM
3. 2026-06-17
   days on market $99,000 Active 64 DOM
4. 2026-06-16
   days on market $99,000 Active 63 DOM
5. 2026-06-15
   days on market $99,000 Active 62 DOM
6. 2026-06-14
   days on market $99,000 Active 60 DOM
7. 2026-06-12
   days on market $99,000 Active 59 DOM
8. 2026-06-09
   days on market $99,000 Active 56 DOM
9. 2026-06-08
   days on market $99,000 Active 55 DOM
10. 2026-06-07
    days on market $99,000 Active 54 DOM
11. 2026-06-05
    days on market $99,000 Active 51 DOM
12. 2026-06-03
    days on market $99,000 Active 50 DOM
13. 2026-06-02
    days on market $99,000 Active 49 DOM
14. 2026-06-01
    days on market $99,000 Active 48 DOM
15. 2026-05-31
    days on market $99,000 Active 47 DOM
16. 2026-05-30
    days on market $99,000 Active 46 DOM
17. 2026-05-23
    status Active
18. 2026-04-28
    status Pending
19. 2026-03-20
    listed $105,000 Active
20. 2005-10-25
    soldstatus $25,000 161-char remark

    Show marketing remark (161 chars)

    Exceptionally well cared for manufactured home in rural family park.Park rent is $275.00, including water, sewer, garbage. Buyers mustqualify with park manager.

21. 2005-10-20
    historical 161-char remark

    Show marketing remark (161 chars)

    Exceptionally well cared for manufactured home in rural family park.Park rent is $275.00, including water, sewer, garbage. Buyers mustqualify with park manager.

22. 2005-10-05
    listed $25,000 161-char remark

    Show marketing remark (161 chars)

    Exceptionally well cared for manufactured home in rural family park.Park rent is $275.00, including water, sewer, garbage. Buyers mustqualify with park manager.

ⓘ 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: $210 · $18/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$750/yr (+$63/mo · 357.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,802
• − Mortgage interest: −$5,546
• − Property taxes: −$210
• − Insurance: −$495
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,880
• Taxable income: $5,823
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,731/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: North Bend SD 13
• NCES district ID: 4108820
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $43,614
• Composite: 32.57/100
• National rank: #5681
• State rank: #21 of 58 in OR

Livability — Saunders Lake

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Saunders Lake, OR
• Population (ZIP): 15,328

Population outlook (Coos County) Hauer SSP2

• Today (2025): 62,222 people
• By 2030: 61,120 · -1.8%
• By 2040: 58,478 · -6.0%
• By 2050: 56,819 · -8.7%
• By 2075: 54,915 · -11.7%
• By 2100: 51,403 · -17.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 7% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 7% Portuguese 4% Lithuanian 3%
• Foreign-born: 5% · Canada, China, Philippines
• Languages at home: 94% English-only · Spanish 2% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Coos

• 2024 margin: R (+19.9) · D 38.7% · R 58.5% · Other 2.8%
• 2008→2024 swing: -16.8pp toward R · 2008: -3.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+20.5 2016: R+24.3 2012: R+6.3 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.02%
• Current HPI: 887.7
• 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

+320.0% since first listed

6 events — show timeline

• 2026-05-23 Relisted — RMLS
• 2026-04-28 Pending — RMLS
• 2026-03-20 Listed $105,000 RMLS
• 2005-10-25 Sold (MLS) $25,000 RMLS
• 2005-10-20 Delisted — RMLS
• 2005-10-05 Listed $25,000 RMLS

Property tax history

+1.3%/yr

Latest (2025): $210 · +0.9% YoY. Source: county tax records.