148 Brenda Pl · Canyonville, OR 97417

$85,000

3 bd · 2.0 ba · 1,458 sqft · Manufactured public records · 119 Days on market

Built 2003 $58/sqft · 38% below area Est $136k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Located in a desirable 55+ community, this well-maintained manufactured home offers comfortable living with a spacious open floor plan and high ceilings that create an airy, inviting feel. Featuring 2 bedrooms, den/office and 2 bathrooms, the home includes a generous primary suite with a large private bathroom. The kitchen and dining areas feature durable laminate flooring, while the layout provides excellent flow for everyday living and entertaining. A covered patio offers a perfect space to relax outdoors, and the attached two-car garage adds convenience and storage. Ideally situated close to town, shopping, and entertainment, this home combines peaceful community living with easy access to nearby amenities.

Key facts

• Close to town
• Open floor plan
• Covered patio

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• DURABLE LAMINATE FLOORING
• GENEROUS PRIMARY SUITE
• ATTACHED TWO CAR GARAGE
• CLOSE TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#183 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• South Umpqua SD 19 (town): math 21% / reading 34% proficiency, ranked #51 of 58 in OR (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 2 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.99% ✓
• Cap rate: 17.11%
• Cash-on-cash: 38.63%
• DSCR: 2.72
• GRM: 4.2

CMA / ARV

• ARV (median comp): $136,049
• List price: $85,000
• Delta: -37.52%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Samantha Way	0.02mi	3/2.0	1,458 (0%)	18mo	$119,500	$82	84
135 Samantha Way	0.03mi	3/2.0	1,458 (0%)	22mo	$100,000	$69	80
102 Kimberly Way	0.04mi	3/2.0	1,457 (-0%)	22mo	$120,000	$82	79
381 Knoll Terrace Dr	0.17mi	3/2.0	1,404 (-4%)	9mo	$139,500	$99	78
112 Brenda Pl	0.04mi	3/2.0	1,412 (-3%)	20mo	$126,000	$89	76
150 Kimberly Way	0.05mi	2/2.0 (-1)	1,350 (-7%)	6mo	$97,000	$72	75
167 Kimberly Way	0.12mi	2/2.0 (-1)	1,350 (-7%)	2mo	$110,000	$81	75
204 Samantha Way	0.05mi	3/2.0	1,640 (+12%)	9mo	$157,500	$96	70
190 Wild Creek Way	0.26mi	2/2.0 (-1)	1,404 (-4%)	12mo	$114,000	$81	67
175 Knoll Terrace Dr	0.07mi	2/2.0 (-1)	1,367 (-6%)	20mo	$111,250	$81	65
450 Sandra Ct	0.27mi	2/2.0 (-1)	1,512 (+4%)	16mo	$255,000	$169	63

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: 34.8%
• Equity multiple: 2.47×
• Total profit: $35,035
• Equity at exit: $12,674

10-year hold

• IRR: 41.6%
• Equity multiple: 4.92×
• Total profit: $93,398
• Equity at exit: $7,349

Cash invested: $23,800 (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 97417

• Home prices YoY: -0.9%
• Active inventory: 19
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $766

Break-even live

Break-even rent $722

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 S Pine St Canyonville, OR	4.0	1.0	1640	$1,800	$1.10	43d	1	0.44mi
450 Maylea Pl Canyonville, OR	3.0	2.5	1232	$1,500	$1.22	43d	1	0.74mi

Listing history 32 events

1. 2026-06-19
   days on market $85,000 Active 119 DOM
2. 2026-06-18
   days on market $85,000 Active 118 DOM
3. 2026-06-17
   days on market $85,000 Active 117 DOM
4. 2026-06-16
   days on market $85,000 Active 116 DOM
5. 2026-06-15
   days on market $85,000 Active 115 DOM
6. 2026-06-14
   days on market $85,000 Active 113 DOM
7. 2026-06-12
   days on market $85,000 Active 112 DOM
8. 2026-06-09
   days on market $85,000 Active 109 DOM
9. 2026-06-08
   days on market $85,000 Active 108 DOM
10. 2026-06-07
    days on market $85,000 Active 107 DOM
11. 2026-06-05
    pricedays on market $85,000 Active 104 DOM
12. 2026-06-02
    days on market $89,000 Active 102 DOM
13. 2026-06-01
    days on market $89,000 Active 101 DOM
14. 2026-05-31
    days on market $89,000 Active 100 DOM
15. 2026-05-30
    days on market $89,000 Active 99 DOM
16. 2026-05-15
    price $89,000 719-char remark

    Show marketing remark (719 chars)

    Located in a desirable 55+ community, this well-maintained manufactured home offers comfortable living with a spacious open floor plan and high ceilings that create an airy, inviting feel. Featuring 2 bedrooms, den/office and 2 bathrooms, the home includes a generous primary suite with a large private bathroom. The kitchen and dining areas feature durable laminate flooring, while the layout provides excellent flow for everyday living and entertaining. A covered patio offers a perfect space to relax outdoors, and the attached two-car garage adds convenience and storage. Ideally situated close to town, shopping, and entertainment, this home combines peaceful community living with easy access to nearby amenities.

17. 2026-02-20
    listed $99,900 Active 719-char remark

    Show marketing remark (719 chars)

    Located in a desirable 55+ community, this well-maintained manufactured home offers comfortable living with a spacious open floor plan and high ceilings that create an airy, inviting feel. Featuring 2 bedrooms, den/office and 2 bathrooms, the home includes a generous primary suite with a large private bathroom. The kitchen and dining areas feature durable laminate flooring, while the layout provides excellent flow for everyday living and entertaining. A covered patio offers a perfect space to relax outdoors, and the attached two-car garage adds convenience and storage. Ideally situated close to town, shopping, and entertainment, this home combines peaceful community living with easy access to nearby amenities.

18. 2018-03-20
    soldstatus $55,000 Sold 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

19. 2018-02-26
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

20. 2018-02-20
    price $59,000 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

21. 2018-01-15
    price $62,400 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

22. 2017-12-01
    historical 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

23. 2017-09-26
    price $65,000 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

24. 2017-05-31
    historical 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

25. 2016-12-16
    listed $68,000 Active 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

26. 2016-12-16
    status Active 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

27. 2016-12-16
    status Active 217-char remark

    Show marketing remark (217 chars)

    Nice 2003 Manufactured Home in a Premiere 55+ Park. 3 bedrooms, 2 baths, LR, DR, Kitchen, covered patio, nicely landscaped, 2 car garage, and great off street parking. Conveniently located close to downtown. Come See!

28. 2012-07-05
    status Pending
29. 2012-07-05
    soldstatus $38,000 Sold
30. 2012-06-11
    price $39,000
31. 2012-04-27
    price $49,900
32. 2012-01-14
    listed $55,500 Active

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,304
• − Mortgage interest: −$4,761
• − Property taxes: −$1,073
• − Insurance: −$425
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$2,473
• Taxable income: $8,323
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $7,196/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: South Umpqua SD 19
• NCES district ID: 4111610
• Math proficiency: 21% ▼ -5.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $38,796
• Composite: 23.01/100
• National rank: #7976
• State rank: #51 of 58 in OR

Livability — Canyonville

• Score: 66/100
• State rank: #183
• US rank: #11206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canyonville, OR
• Population (ZIP): 2,462

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 7% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 4% Lithuanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -3.05%
• Current HPI: 339.7648
• 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

+60.4% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $89,000 RMLS
• 2026-02-20 Listed $99,900 RMLS
• 2018-03-20 Sold (MLS) $55,000 RMLS
• 2018-02-26 Pending — RMLS
• 2018-02-20 Price Changed $59,000 RMLS
• 2018-01-15 Price Changed $62,400 RMLS
• 2017-12-01 Delisted — RMLS
• 2017-09-26 Price Changed $65,000 RMLS
• 2017-05-31 Delisted — RMLS
• 2016-12-16 Listed $68,000 RMLS
• 2016-12-16 Relisted — RMLS
• 2016-12-16 Relisted — RMLS
• 2012-07-05 Pending — RMLS
• 2012-07-05 Sold (MLS) $38,000 RMLS
• 2012-06-11 Price Changed $39,000 RMLS
• 2012-04-27 Price Changed $49,900 RMLS
• 2012-01-14 Listed $55,500 RMLS

Property tax history

+0.5%/yr

Latest (2025): $1,073 · +2.9% YoY. Source: county tax records.