42521 N River Dr · Sweet Home, OR 97386

$250,000

3 bd · 2.0 ba · 1,968 sqft · Manufactured public records · 21 Days on market

Built 1978 0.64 ac lot

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small Rural Acreage! Lots of character in this 3BR/2BA 1968 SF MF country property on an amazing .64 acres! Home features open floor plan w/custom built ins, spacious rooms, enclosed front/back porches as well as, plenty of room for gardening, RV, toys & much more! Newer huge 2 door shop w/power for those special projects all year long just adds to this property's appeal. This is a Fannie Mae HomePath property.

Key facts

• Spacious shop
• 0.64 acre property
• 0.64 acre lot

Tags

• 0.64 ACRE PROPERTY
• SPACIOUS SHOP
• EASY ACCESS TO BOATING
• EASY ACCESS TO FISHING
• EASY ACCESS TO HIKING
• EASY ACCESS TO CAMPING

Property features AI

Finance

• Other: Property on approximately 0.64 acres; Lot number 303; Located near Bennett Lane
• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Utilities: Well water; Electric water heater
• Home design: Single-story home; Triple-wide manufactured home (detitled)
• Construction: Built in 1978; Pier foundation; Composition roof
• Exterior features: Landscaped yard; No underground sprinklers; Separate shop/outbuilding

Interior

• Kitchen: Electric range
• Bedrooms: Master bedroom on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Laminate flooring; High-speed internet access available; Electric range included
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $45 ($536/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.5% below list).
• Recommended offer: $199k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Sweet Home — 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 (#233 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweet Home SD 55 (town): math 26% / reading 42% proficiency, ranked #29 of 58 in OR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Foster Elementary School (math 24% / reading 47%, grade F, #211 of 412 statewide, top 52%, 340 students, 68% FRL); Sweet Home High School (math 22% / reading 64%, grade F, #63 of 143 statewide, top 44%, 684 students, 68% FRL).
• Market conditions: 166 active listings in the ZIP; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $96k; list at $250k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $198,723 (20.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-37,762
• Equity at exit: $37,276

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-29,606
• Equity at exit: $21,615

Cash invested: $70,000 (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 97386

• Active inventory: 166
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $45

Break-even live

Break-even rent $1,931

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $250,000 Active 21 DOM
2. 2026-06-18
   days on market $250,000 Active 20 DOM
3. 2026-06-17
   days on market $250,000 Active 19 DOM
4. 2026-06-16
   days on market $250,000 Active 18 DOM
5. 2026-06-15
   days on market $250,000 Active 17 DOM
6. 2026-06-14
   days on market $250,000 Active 15 DOM
7. 2026-06-13
   days on market $250,000 Active 14 DOM
8. 2026-06-10
   days on market $250,000 Active 12 DOM
9. 2026-06-09
   days on market $250,000 Active 11 DOM
10. 2026-06-08
    days on market $250,000 Active 10 DOM
11. 2026-06-07
    days on market $250,000 Active 9 DOM
12. 2026-06-05
    days on market $250,000 Active 6 DOM
13. 2026-06-02
    days on market $250,000 Active 4 DOM
14. 2026-06-01
    days on market $250,000 Active 3 DOM
15. 2026-05-31
    days on market $250,000 Active 2 DOM
16. 2026-05-29
    listed $250,000 Active
17. 2016-04-13
    soldstatus $95,500 Sold 418-char remark

    Show marketing remark (418 chars)

    Small Rural Acreage! Lots of character in this 3BR/2BA 1968 SF MF country property on an amazing .64 acres! Home features open floor plan w/custom built ins, spacious rooms, enclosed front/back porches as well as, plenty of room for gardening, RV, toys & much more! Newer huge 2 door shop w/power for those special projects all year long just adds to this property's appeal. This is a Fannie Mae HomePath property.

18. 2016-04-07
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Small Rural Acreage! Lots of character in this 3BR/2BA 1968 SF MF country property on an amazing .64 acres! Home features open floor plan w/custom built ins, spacious rooms, enclosed front/back porches as well as, plenty of room for gardening, RV, toys & much more! Newer huge 2 door shop w/power for those special projects all year long just adds to this property's appeal. This is a Fannie Mae HomePath property.

19. 2016-03-29
    historical Active under Contract 418-char remark

    Show marketing remark (418 chars)

    Small Rural Acreage! Lots of character in this 3BR/2BA 1968 SF MF country property on an amazing .64 acres! Home features open floor plan w/custom built ins, spacious rooms, enclosed front/back porches as well as, plenty of room for gardening, RV, toys & much more! Newer huge 2 door shop w/power for those special projects all year long just adds to this property's appeal. This is a Fannie Mae HomePath property.

20. 2016-03-11
    price $94,000 418-char remark

    Show marketing remark (418 chars)

    Small Rural Acreage! Lots of character in this 3BR/2BA 1968 SF MF country property on an amazing .64 acres! Home features open floor plan w/custom built ins, spacious rooms, enclosed front/back porches as well as, plenty of room for gardening, RV, toys & much more! Newer huge 2 door shop w/power for those special projects all year long just adds to this property's appeal. This is a Fannie Mae HomePath property.

21. 2016-02-09
    price $99,999 418-char remark

    Show marketing remark (418 chars)

    Small Rural Acreage! Lots of character in this 3BR/2BA 1968 SF MF country property on an amazing .64 acres! Home features open floor plan w/custom built ins, spacious rooms, enclosed front/back porches as well as, plenty of room for gardening, RV, toys & much more! Newer huge 2 door shop w/power for those special projects all year long just adds to this property's appeal. This is a Fannie Mae HomePath property.

22. 2016-01-06
    listed $112,000 Active 418-char remark

    Show marketing remark (418 chars)

    Small Rural Acreage! Lots of character in this 3BR/2BA 1968 SF MF country property on an amazing .64 acres! Home features open floor plan w/custom built ins, spacious rooms, enclosed front/back porches as well as, plenty of room for gardening, RV, toys & much more! Newer huge 2 door shop w/power for those special projects all year long just adds to this property's appeal. This is a Fannie Mae HomePath property.

23. 2012-09-06
    historical
24. 2012-03-01
    listed $123,900 Active
25. 2006-08-15
    soldstatus $137,000
26. 2006-08-15
    soldstatus $137,000
27. 2006-07-10
    listed $139,500
28. 1996-06-18
    soldstatus $36,000

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$1,104/yr (+$92/mo · 83.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,847
• − Mortgage interest: −$14,004
• − Property taxes: −$1,321
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$7,273
• Taxable loss: −$3,816
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $1,452/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: Sweet Home SD 55
• NCES district ID: 4111970
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,727
• Composite: 28.67/100
• National rank: #6698
• State rank: #29 of 58 in OR

Livability — Sweet Home

• Score: 63/100
• State rank: #233
• US rank: #15826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,509

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.31%
• Current HPI: 241.0077
• 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

+594.4% since first listed

13 events — show timeline

• 2026-05-29 Listed $250,000 WVMLS
• 2016-04-13 Sold (MLS) $95,500 WVMLS
• 2016-04-07 Pending — WVMLS
• 2016-03-29 Contingent — WVMLS
• 2016-03-11 Price Changed $94,000 WVMLS
• 2016-02-09 Price Changed $99,999 WVMLS
• 2016-01-06 Listed $112,000 WVMLS
• 2012-09-06 Listing Removed — WVMLS
• 2012-03-01 Listed $123,900 WVMLS
• 2006-08-15 Sold (Public Records) $137,000 Public Records
• 2006-08-15 Sold (MLS) $137,000 WVMLS
• 2006-07-10 Listed $139,500 WVMLS
• 1996-06-18 Sold (Public Records) $36,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,321 · +2.8% YoY. Source: county tax records.