3464 Glenbrook Loop Rd · Riddle, OR 97469

$104,900

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 59 Days on market

Built 1978 1.05 ac lot

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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 +22.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rehab existing manufactured home or replace with a modern new one overlooking some beautiful territorial views. 15 minutes to the casino & 12 to I-5. Room for the boat, RV, camper, or work equipment. See Instructions.

Key facts

• 1.05 acre lot
• Built 1978
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#163 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Riddle SD 70 (town): math 25% / reading 37% proficiency, ranked #154 of 183 in OR (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($725 loan paydown + $10k appreciation (10.0% local appreciation)).
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.10% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 7.6

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: 29.7%
• Equity multiple: 3.34×
• Total profit: $68,788
• Equity at exit: $94,502

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $193,451
• Equity at exit: $203,798

Cash invested: $29,372 (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 97469

• Home prices YoY: 4.7%
• Active inventory: 36
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $183

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 79%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $104,900 Active 59 DOM
2. 2026-06-17
   days on market $104,900 Active 58 DOM
3. 2026-06-16
   days on market $104,900 Active 57 DOM
4. 2026-06-15
   days on market $104,900 Active 56 DOM
5. 2026-06-13
   days on market $104,900 Active 54 DOM
6. 2026-06-12
   days on market $104,900 Active 53 DOM
7. 2026-06-09
   days on market $104,900 Active 50 DOM
8. 2026-06-08
   days on market $104,900 Active 49 DOM
9. 2026-06-08
   days on market $104,900 Active 48 DOM
10. 2026-06-07
    days on market $104,900 Active 47 DOM
11. 2026-06-04
    days on market $104,900 Active 44 DOM
12. 2026-06-02
    days on market $104,900 Active 43 DOM
13. 2026-06-01
    days on market $104,900 Active 42 DOM
14. 2026-05-31
    days on market $104,900 Active 41 DOM
15. 2026-04-20
    listed $115,000 Active 221-char remark

    Show marketing remark (221 chars)

    Rehab existing manufactured home or replace with a modern new one overlooking some beautiful territorial views. 15 minutes to the casino & 12 to I-5. Room for the boat, RV, camper, or work equipment. See Instructions.

16. 2004-04-02
    soldstatus $78,000 208-char remark

    Show marketing remark (208 chars)

    WELL MAINTAINED OLDER MFH ON A LITTLE OVER AN ACRE. 2 BD/1 1/2 BAT + ENCLOSED PATIO (17X10) + SMALL BONUS ROOM - GREAT CRAFT/COMPUTER ROOM. MOUNTAIN VIEWS CLOSE TO TOWN. NEWER APPLIANCES AND KITCHEN CABINETS.

17. 2004-03-22
    historical 208-char remark

    Show marketing remark (208 chars)

    WELL MAINTAINED OLDER MFH ON A LITTLE OVER AN ACRE. 2 BD/1 1/2 BAT + ENCLOSED PATIO (17X10) + SMALL BONUS ROOM - GREAT CRAFT/COMPUTER ROOM. MOUNTAIN VIEWS CLOSE TO TOWN. NEWER APPLIANCES AND KITCHEN CABINETS.

18. 2004-02-09
    listed $79,900 208-char remark

    Show marketing remark (208 chars)

    WELL MAINTAINED OLDER MFH ON A LITTLE OVER AN ACRE. 2 BD/1 1/2 BAT + ENCLOSED PATIO (17X10) + SMALL BONUS ROOM - GREAT CRAFT/COMPUTER ROOM. MOUNTAIN VIEWS CLOSE TO TOWN. NEWER APPLIANCES AND KITCHEN CABINETS.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,788
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,052
• Taxable income: $556
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,060/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: Riddle SD 70
• NCES district ID: 4110530
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,900
• Composite: 29.22/100
• National rank: #11857
• State rank: #154 of 183 in OR

Livability — Riddle

• Score: 68/100
• State rank: #163
• US rank: #9520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,541

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 (79%)
• Race & ethnicity: White 79% Two or more races 16% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 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: ▲ 14.70%
• Current HPI: 330.4865
• 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

+43.9% since first listed

4 events — show timeline

• 2026-04-20 Listed $115,000 RMLS
• 2004-04-02 Sold (MLS) $78,000 RMLS
• 2004-03-22 Delisted — RMLS
• 2004-02-09 Listed $79,900 RMLS

Property tax history

+1.7%/yr

Latest (2025): $87 · +3.0% YoY. Source: county tax records.