1413 Hawthorne Ave #49 · Reedsport, OR 97467

$19,900

2 bd · 1.0 ba · 660 sqft · Manufactured public records · 27 Days on market

Built 1978

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean and affordable manufactured home located in a well-maintained park in Reedsport. This home offers comfortable single-level living with an open living area, functional kitchen, ample storage, and convenient parking. Great opportunity for full-time living, downsizing, or investment potential. Conveniently located near shopping, dining, outdoor recreation, and the Oregon coast.

Key facts

• Functional kitchen
• Well-maintained park
• Open living area

Tags

• WELL-MAINTAINED PARK
• SINGLE-LEVEL LIVING
• OPEN LIVING AREA
• FUNCTIONAL KITCHEN
• AMPLE STORAGE
• CONVENIENT PARKING

Property features AI

Finance

• Other: Lot size range: 0 to 2,999 sq ft; Main living area reported as 680 (listed area)
• Financial info: Property type: Residential (manufactured home in park)
• HOA & community: Located in a land-lease park (land lease monthly; lease expires December 31, 2026); Not a senior community

Exterior

• Parking: Carport; Detached garage
• Security: Security features: Unknown
• Utilities: Electricity fuel; Community water; Sewer: Other; Internet: Cable and DSL
• Home design: Manufactured home in a park; Single-story (main level living); Not attached to another dwelling; Resale condition; Built in 1978
• Construction: Aluminum and T-111 siding exterior; Composition roof; Block foundation with skirting
• Exterior features: Porch; Tool shed; Yard; Level lot; Paved road access; Territorial view

Interior

• Kitchen: Built-in refrigerator; Free-standing range
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heating: Other (no central heating specified); No cooling
• Interior features: Laminate flooring; Double-pane windows; Accessible features with minimal steps
• Laundry & utility: Hot water: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 48.2% vs local median 3.1% in Reedsport — 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 (#224 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: health & safety C-, employment D, schools F.
• Reedsport SD 105 (town): math 28% / reading 42% proficiency, ranked #143 of 183 in OR (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 1 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $20k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,601 (1.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 5.28% ✓
• Cap rate: 48.24%
• Cash-on-cash: 149.81%
• DSCR: 7.67
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $66,660
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 Hawthorne Ave #20	0.00mi	2/1.0	672 (+2%)	1mo	$68,000	$101	96

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: —
• Equity multiple: 7.62×
• Total profit: $36,903
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 16.07×
• Total profit: $83,955
• Equity at exit: $1,721

Cash invested: $5,572 (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 97467

• Home prices YoY: -10.9%
• Active inventory: 69
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $629

Break-even live

Break-even rent $254

Max offer price $19,900

Occupancy floor 35%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Elm Ave Unit 04 Reedsport, OR	1.0	1.0	687	$1,050	$1.53	43d	1	0.55mi

Listing history 17 events

1. 2026-06-18
   days on market $19,900 Active 27 DOM
2. 2026-06-17
   days on market $19,900 Active 26 DOM
3. 2026-06-16
   days on market $19,900 Active 25 DOM
4. 2026-06-16
   price $19,900 Active 24 DOM
5. 2026-06-15
   days on market $24,900 Active 24 DOM
6. 2026-06-13
   days on market $24,900 Active 22 DOM
7. 2026-06-12
   days on market $24,900 Active 21 DOM
8. 2026-06-09
   days on market $24,900 Active 18 DOM
9. 2026-06-08
   days on market $24,900 Active 17 DOM
10. 2026-06-08
    days on market $24,900 Active 16 DOM
11. 2026-06-07
    days on market $24,900 Active 15 DOM
12. 2026-06-04
    days on market $24,900 Active 12 DOM
13. 2026-06-02
    days on market $24,900 Active 11 DOM
14. 2026-06-01
    days on market $24,900 Active 10 DOM
15. 2026-05-31
    days on market $24,900 Active 9 DOM
16. 2026-05-22
    listed $24,900 Active
17. 1997-12-01
    soldstatus $9,000

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $255 · $21/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 9/10 Extreme FEMA zone X · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 9 d/yr ≥79°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,600
• − Mortgage interest: −$1,115
• − Property taxes: −$255
• − Insurance: −$897
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$579
• Taxable income: $7,739
• Est. tax owed @ 24.0%: −$1,857
• After-tax cash flow: $5,693/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: Reedsport SD 105
• NCES district ID: 4110410
• Math proficiency: 28% ▲ 7.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $34,496
• Composite: 31.47/100
• National rank: #11187
• State rank: #143 of 183 in OR

Livability — Reedsport

• Score: 63/100
• State rank: #224
• US rank: #15146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsport, OR
• Population (ZIP): 5,300

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 6% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 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: ▼ -42.19%
• Current HPI: 345.8251
• 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

+176.7% since first listed

2 events — show timeline

• 2026-05-22 Listed $24,900 RMLS
• 1997-12-01 Sold (Public Records) $9,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $255 · +2.8% YoY. Source: county tax records.