2601 NE Jack London St #130 · Corvallis, OR 97330

$240,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 4 Days on market

Built 2018 Est $164k · 47% over

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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 +16.4/30.0
• DSCR +5.1/10.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

Key facts

• Raised garden beds
• Large walk-in shower
• Garage

Tags

• SLIDING DOOR TO BACK DECK
• PATIO WITH NATURE VIEWS
• LARGE WALK-IN SHOWER
• SPACIOUS LAUNDRY ROOM
• RAISED GARDEN BEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $212k (11.5% below list).
• Recommended offer: $212k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.6% in Corvallis — 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 82/100 on livability (#45 in OR, #1,113 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Corvallis SD 509J (urban): math 49% / reading 62% proficiency, ranked #15 of 183 in OR (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Letitia Carson Elementary School (390 students, 67% FRL); Cheldelin Middle School (570 students, 31% FRL); Crescent Valley High School (931 students, 19% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Benton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $212,369 (11.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 0.88% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $163,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 NE Jack London St #130	0.00mi	3/2.0	1,352 (0%)	2mo	$242,000	$179	98
2601 NE Jack London St #71	0.00mi	3/2.0	1,404 (+4%)	3mo	$162,000	$115	91
2601 NE Jack London St #103	0.00mi	3/2.0	1,296 (-4%)	3mo	$192,000	$148	90
2601 NE Jack London St #119	0.00mi	3/2.0	1,352 (0%)	12mo	$230,000	$170	90
2601 NE Jack London St #86	0.00mi	2/2.0 (-1)	1,309 (-3%)	10mo	$159,000	$121	81
2601 NE Jack London St #142	0.00mi	3/2.0	1,512 (+12%)	3mo	$250,000	$165	77
2601 NE Jack London St #153	0.00mi	3/2.0	1,512 (+12%)	13mo	$238,400	$158	69
277 NE Conifer Blvd #24	0.53mi	3/2.0	1,344 (-1%)	7mo	$97,900	$73	69
2601 NE Jack London St #136	0.00mi	3/2.0	1,188 (-12%)	15mo	$140,000	$118	67
277 NE Conifer Blvd #90	0.53mi	2/2.0 (-1)	1,428 (+6%)	2mo	$94,000	$66	59
277 NE Conifer Blvd #1	0.53mi	3/2.0	1,440 (+6%)	12mo	$70,000	$49	54
277 NE Conifer Blvd #18	0.53mi	2/2.0 (-1)	1,152 (-15%)	10mo	$88,500	$77	37

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-24,251
• Equity at exit: $35,785

10-year hold

• IRR: 3.0%
• Equity multiple: 1.24×
• Total profit: $15,988
• Equity at exit: $20,751

Cash invested: $67,200 (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 97330

• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $136

Break-even live

Break-even rent $1,951

Max offer price $240,000

Occupancy floor 89%

Sensitivity live

Price	-10% $272	-5% $204	+0% $136	+5% $68	+10% $0
Rent	-10% $-32	-5% $52	+0% $136	+5% $220	+10% $304
Rate	-1.0pp $257	-0.5pp $197	base $136	+0.5pp $74	+1.0pp $11

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 NE Conifer Blvd Corvallis, OR	1.0–3.0	1.0–2.5	1020	$1,999	$1.96	44d	7	0.27mi
3113 NE Flintlock Pl Corvallis, OR	3.0	1.5	1472	$1,995	$1.36	44d	1	0.35mi
1126 NE Conser Pl Corvallis, OR	2.0	2.0	1026	$2,200	$2.14	44d	1	0.48mi
2418 NW 9th St Unit 2420 Corvallis, OR	3.0	1.5	1050	$1,895	$1.80	44d	1	0.49mi
720 NW Walnut Blvd Corvallis, OR	3.0	1.5	1304	$2,300	$1.76	44d	1	0.68mi
3424 NW Satinwood St Corvallis, OR	3.0	1.5	1173	$2,395	$2.04	44d	1	0.77mi
2145 NW Highland Dr Apt 2 Corvallis, OR	2.0	1.5	918	$1,795	$1.96	44d	1	0.97mi
991 NW Circle Blvd Corvallis, OR	2.0	1.0	1020	$1,395	$1.37	44d	1	0.97mi
2232 NW 14th St Corvallis, OR	3.0	1.0	1444	$2,295	$1.59	44d	1	1.26mi
1445 NW Division St #6 Corvallis, OR	2.0	1.5	900	$1,450	$1.61	44d	1	1.30mi
2380 NW Green Cir Corvallis, OR	3.0	1.0	1062	$2,195	$2.07	45d	1	1.32mi
2380 NW Rolling Green Dr Corvallis, OR	2.0	1.0–1.5	746	$1,845	$2.47	44d	8	1.36mi

Listing history 8 events

1. 2026-04-21
   soldstatus $242,000 Sold 518-char remark

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

2. 2026-04-07
   status Pending 518-char remark

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

3. 2026-03-17
   status Pending

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

4. 2026-03-17
   historical Active under Contract 518-char remark

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

5. 2026-03-13
   status Active 518-char remark

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

6. 2026-03-13
   historical 518-char remark

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

7. 2026-03-13
   listed $240,000 Active

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

8. 2026-03-09
   listed $240,000 Active 518-char remark

   Show marketing remark (518 chars)

   Enjoy peaceful living in this immaculate 2019 home featuring an open living, kitchen & dining area. A spacious primary suite offers a sliding door to the back deck & patio where you can enjoy serene nature & wildlife views. The ensuite bathroom includes a large walk-in shower. Two more bedrooms & full bathroom offer flexibility for hobbies & guests. Additional highlights include a spacious laundry room with storage, raised garden beds, plus the attached one-car garage. Park rent is $757/month.

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,328 · $194/mo
• Expected delta: +$131/yr (+$11/mo · 6.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,484
• − Mortgage interest: −$13,444
• − Property taxes: −$2,197
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$6,982
• Taxable loss: −$2,416
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $2,212/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: Corvallis SD 509J
• NCES district ID: 4103480
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $44,820
• Composite: 48.62/100
• National rank: #4584
• State rank: #15 of 183 in OR

Livability — Corvallis

• Score: 82/100
• State rank: #45
• US rank: #1113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corvallis, OR
• County: Benton County · 98,484 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 43,878
• Household income: $70,742
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 3416.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 96,963 people
• By 2030: 101,658 · +4.8%
• By 2040: 110,157 · +13.6%
• By 2050: 119,275 · +23.0%
• By 2075: 145,172 · +49.7%
• By 2100: 165,349 · +70.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Asian 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Portuguese 4% Slovak 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Chinese 3% Korean 2%

Political lean MEDSL · Benton

• 2024 margin: Solid D (+39.6) · D 68.1% · R 28.5% · Other 3.5%
• 2008→2024 swing: +8.1pp toward D · 2008: 31.5pp · 2024: 39.6pp
• All cycles: 2024: D+39.6 2020: D+39.7 2016: D+33.8 2012: D+28.8 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -420.12%
• Current HPI: 298.7746
• Rent YoY: ▲ 5.74%
• Metro: Corvallis, 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

+0.8% since first listed

8 events — show timeline

• 2026-04-21 Sold (MLS) $242,000 WVMLS
• 2026-04-07 Pending — WVMLS
• 2026-03-17 Pending — RMLS
• 2026-03-17 Contingent — WVMLS
• 2026-03-13 Relisted — WVMLS
• 2026-03-13 Listing Removed — WVMLS
• 2026-03-13 Listed $240,000 RMLS
• 2026-03-09 Listed $240,000 WVMLS

Property tax history

+3.5%/yr

Latest (2025): $2,197 · +3.0% YoY. Source: county tax records.