1833 SW Canal Blvd · Redmond, OR 97756

$65,000

1 bd · 1.0 ba · 784 sqft · Manufactured public records · 31 Days on market

Built 1977

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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
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming mobile home in a 55 & older park. Close to shopping.

Key facts

• New sheet rock
• New appliances
• New cabinetry

Tags

• REMODELED HOME
• BAMBOO FLOORS
• MODERN LIGHT FIXTURES
• NEW CABINETRY
• NEW APPLIANCES
• NEW SHEET ROCK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 2.8% in Redmond — 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 78/100 on livability (#68 in OR, #2,715 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A-; Watch: schools C-, commute F.
• Redmond SD 2J (town): math 24% / reading 42% proficiency, ranked #28 of 58 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 731 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,624 units permitted in Deschutes County in 2024 (391 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Deschutes County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $9k; list at $65k implies a 622% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1977 — 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. 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.
5. 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.
6. 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: 2.63% ✓
• Cap rate: 22.95%
• Cash-on-cash: 59.49%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.39% rent growth · sell at horizon

5-year hold

• IRR: 58.6%
• Equity multiple: 3.62×
• Total profit: $47,631
• Equity at exit: $9,692

10-year hold

• IRR: 63.6%
• Equity multiple: 7.50×
• Total profit: $118,363
• Equity at exit: $5,620

Cash invested: $18,200 (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 97756

• Rents YoY: 3.4%
• Active inventory: 731
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $902

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 42%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1840 SW 15th St Unit 1848-204 Redmond, OR	2.0	2.0	976	$1,795	$1.84	13d	1	0.02mi
1840 SW 15th St Unit 1848-201 Redmond, OR	2.0	2.0	976	$1,795	$1.84	44d	1	0.05mi
1840 SW 15th St Unit 1844-104 Redmond, OR	2.0	2.0	976	$1,825	$1.87	44d	1	0.05mi
1329 SW Pumice Ave Redmond, OR	1.0–3.0	1.0–2.0	988	$1,788	$1.81	13d	14	0.10mi
2120 SW Canyon Dr Unit 3 Redmond, OR	2.0	2.5	1038	$1,695	$1.63	44d	1	0.27mi
1973 SW Canyon Dr Redmond, OR	2.0	1.5	1025	$1,725	$1.68	44d	1	0.28mi
937 SW 11th St Unit 24 Redmond, OR	2.0	1.5	925	$1,495	$1.62	21d	1	0.63mi
2442 SW 23rd St Redmond, OR	2.0	2.0	1047	$1,675	$1.60	44d	1	0.64mi
2121 SW Umatilla Ave Unit 13 Redmond, OR	2.0	2.0	900	$1,495	$1.66	44d	1	0.69mi
1950 SW Umatilla Ave Redmond, OR	2.0–4.0	2.0	1064	$1,493	$1.40	13d	8	0.71mi
2825 SW Umatilla Ave Redmond, OR	2.0	1.5	900	$1,800	$2.00	44d	1	1.04mi
340 SW Rimrock Way Redmond, OR	2.0	1.0	662	$1,380	$2.08	13d	3	1.10mi
1042 SW Black Butte Blvd Unit B Redmond, OR	2.0	1.0	800	$1,150	$1.44	13d	1	1.14mi
136 SW 3rd St Unit 136 Redmond, OR	2.0	1.0	782	$1,395	$1.78	21d	1	1.32mi
217 NW 7th St Redmond, OR	2.0	1.0	800	$1,375	$1.72	44d	1	1.35mi
1510 SW 36th Loop Redmond, OR	2.0	1.0	880	$1,895	$2.15	21d	1	1.37mi
3570 SW Metolius Ave Redmond, OR	1.0–4.0	1.0–2.5	1572	$1,595	$1.01	13d	22	1.40mi
123 W Antler Ave Unit 1 094 Redmond, OR	2.0	1.5	1015	$1,495	$1.47	44d	1	1.41mi
405 NW 17th St #2 Redmond, OR	2.0	1.0	975	$1,450	$1.49	13d	1	1.41mi
438 NW 17th St Unit 04 Redmond, OR	2.0	1.0	1000	$1,350	$1.35	44d	1	1.43mi
423 NW 6th St Unit 17 Redmond, OR	1.0	1.0	645	$1,350	$2.09	21d	1	1.47mi
233 NW Cedar Ave Unit D Redmond, OR	1.0	1.0	700	$2,100	$3.00	21d	1	1.48mi

Listing history 35 events

1. 2026-06-18
   days on market $65,000 Active 31 DOM
2. 2026-06-17
   days on market $65,000 Active 30 DOM
3. 2026-06-16
   days on market $65,000 Active 29 DOM
4. 2026-06-15
   days on market $65,000 Active 28 DOM
5. 2026-06-14
   days on market $65,000 Active 26 DOM
6. 2026-06-13
   days on market $65,000 Active 25 DOM
7. 2026-06-10
   days on market $65,000 Active 23 DOM
8. 2026-06-09
   days on market $65,000 Active 22 DOM
9. 2026-06-08
   days on market $65,000 Active 21 DOM
10. 2026-06-07
    days on market $65,000 Active 20 DOM
11. 2026-06-02
    days on market $65,000 Active 15 DOM
12. 2026-06-01
    days on market $65,000 Active 14 DOM
13. 2026-05-31
    days on market $65,000 Active 13 DOM
14. 2026-05-30
    days on market $65,000 Active 12 DOM
15. 2026-05-19
    listed $65,000 Active
16. 2014-10-01
    soldstatus $9,000 67-char remark

    Show marketing remark (67 chars)

    Charming mobile home in a 55 & older park. Close to shopping.

17. 2014-09-12
    historical 67-char remark

    Show marketing remark (67 chars)

    Charming mobile home in a 55 & older park. Close to shopping.

18. 2014-07-23
    listed $11,900 67-char remark

    Show marketing remark (67 chars)

    Charming mobile home in a 55 & older park. Close to shopping.

19. 2013-01-28
    soldstatus $8,000 224-char remark

    Show marketing remark (224 chars)

    Charming mobile home in a 55 & older park. This home is light & bright. In very good condition. Neighbor Impact has done extensive repairs and everything is up to date. Close to Fred Meyer, Safeway, Bi Mart, etc.

20. 2013-01-23
    historical 224-char remark

    Show marketing remark (224 chars)

    Charming mobile home in a 55 & older park. This home is light & bright. In very good condition. Neighbor Impact has done extensive repairs and everything is up to date. Close to Fred Meyer, Safeway, Bi Mart, etc.

21. 2012-11-06
    listed $12,000 224-char remark

    Show marketing remark (224 chars)

    Charming mobile home in a 55 & older park. This home is light & bright. In very good condition. Neighbor Impact has done extensive repairs and everything is up to date. Close to Fred Meyer, Safeway, Bi Mart, etc.

22. 2012-09-28
    soldstatus $138,500
23. 2007-03-29
    soldstatus $8,500
24. 2007-03-23
    historical
25. 2007-01-24
    listed $10,800
26. 2005-05-13
    soldstatus $9,000
27. 2005-04-25
    historical
28. 2004-11-01
    listed $9,000
29. 2002-07-10
    soldstatus $52,000
30. 2000-08-02
    soldstatus $27,000
31. 2000-07-13
    historical
32. 2000-02-14
    listed $29,950
33. 1996-03-22
    soldstatus $550,000
34. 1993-06-29
    soldstatus $391,183
35. 1992-08-04
    soldstatus $399,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,528
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$1,891
• Taxable income: $10,412
• Est. tax owed @ 24.0%: −$2,499
• After-tax cash flow: $8,328/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: Redmond SD 2J
• NCES district ID: 4110350
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $51,027
• Composite: 28.72/100
• National rank: #6682
• State rank: #28 of 58 in OR

Livability — Redmond

• Score: 78/100
• State rank: #68
• US rank: #2715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redmond, OR
• County: Deschutes County · 197,892 people
• City population: 44,914
• Metro: Bend, OR
• Population (ZIP): 44,914
• Household income: $87,278
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1205.0

Population outlook (Deschutes County) Hauer SSP2

• Today (2025): 213,908 people
• By 2030: 232,387 · +8.6%
• By 2040: 265,858 · +24.3%
• By 2050: 295,286 · +38.0%
• By 2075: 353,553 · +65.3%
• By 2100: 380,293 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 4% Slovak 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Deschutes

• 2024 margin: D (+10.1) · D 53.6% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.4pp toward D · 2008: -0.3pp · 2024: 10.1pp
• All cycles: 2024: D+10.1 2020: D+8.2 2016: R+3.8 2012: R+7.3 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -292.28%
• Current HPI: 385.3027
• Rent YoY: ▲ 3.39%
• Metro: Bend, OR
• 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

-83.7% since first listed

21 events — show timeline

• 2026-05-19 Listed $65,000 FSBO.com
• 2014-10-01 Sold (MLS) $9,000 MLSCO
• 2014-09-12 Listing Removed — MLSCO
• 2014-07-23 Listed $11,900 MLSCO
• 2013-01-28 Sold (MLS) $8,000 MLSCO
• 2013-01-23 Listing Removed — MLSCO
• 2012-11-06 Listed $12,000 MLSCO
• 2012-09-28 Sold (Public Records) $138,500 Public Records
• 2007-03-29 Sold (MLS) $8,500 MLSCO
• 2007-03-23 Listing Removed — MLSCO
• 2007-01-24 Listed $10,800 MLSCO
• 2005-05-13 Sold (MLS) $9,000 MLSCO
• 2005-04-25 Listing Removed — MLSCO
• 2004-11-01 Listed $9,000 MLSCO
• 2002-07-10 Sold (Public Records) $52,000 Public Records
• 2000-08-02 Sold (MLS) $27,000 MLSCO
• 2000-07-13 Listing Removed — MLSCO
• 2000-02-14 Listed $29,950 MLSCO
• 1996-03-22 Sold (Public Records) $550,000 Public Records
• 1993-06-29 Sold (Public Records) $391,183 Public Records
• 1992-08-04 Sold (Public Records) $399,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $10,490 · +7.5% YoY. Source: county tax records.