570 N 10th Ave #2 · Cornelius, OR 97113

$165,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 241 Days on market

Built 2023 Good condition $127/sqft · 69% above area ↓ 8% since listing

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2023 Manufactured Home is MOVE IN READY! Come view this beautiful home where the location, residents & management is inviting, serene. This is a 1404 sq. ft. home 2 bdr. 2 bath, including an additional room for an office or craft room. Owner's favorite thing about her home... She loves the kitchen & open floor plan with large bedrooms that made it easy to fit larger furniture. The kitchen has easy touch cabinets and drawers with plenty of storage in the pantry. Stainless steel appliance and lots of counter space. Luxurious laminate plank flooring throughout the home making it easy for cleaning. Home includes a new front load washer & dryer with footstools. New Heat pump cooling system lowers your electric bill up to 42%. New large deck in a quiet neighborhood. Low maintenance yard with a new 6x10 shed. Park allows 2 pets. Clubhouse is newly remodeled with a full modern kitchen, specialized with wide verity instant coffee machine at your fingertips any time you like. Electric fireplace, large TV, library, quiet sitting room that overlooks the beauty of the outdoors through a large picture window. Restrooms are located on both floors of the club house. Downstairs is the game room with shuffleboard, card table, pool table, a separate room for working out w/TV and a view of the pond. The park Manager offers monthly activities for the residents. Spring and Summer they have "stainless steel BBQ's out for your use with round tables shaded with umbrellas. Upstairs deck has comfortable lounging chairs & tables, so you can enjoy the outdoor while watching the wildlife in and around the pond. This is one of the nicest manufactured home parks, with a 2ed generation manager "Skye" who is welcoming, helpful, & professional. She is in the office Monday- Friday 12-5pm. 2 pets are allowed. "Service animals are not considered pets." Space rent 1,305. Garbage included.

Key facts

• Open floor plan
• Plenty of storage
• Easy touch cabinets

Tags

• OPEN FLOOR PLAN
• EASY TOUCH CABINETS
• PLENTY OF STORAGE
• STAINLESS STEEL APPLIANCES
• LAMINATE PLANK FLOORING
• NEW HEAT PUMP COOLING SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.9% in Cornelius — 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 (#47 in OR, #1,193 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-, cost of living C-, schools F.
• Forest Grove SD 15 (suburban): math 32% / reading 46% proficiency, ranked #111 of 183 in OR (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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: 1.17% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $105,529
• List price: $165,000
• Delta: 56.36%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
570 N 10th Ave #10	0.01mi	3/2.0 (+1)	1,188 (-8%)	5mo	$45,000	$38	77
893 N 14th Pl #32	0.13mi	3/2.0 (+1)	1,296 (0%)	16mo	$160,000	$123	76
570 N 10th Ave #56	0.01mi	3/2.0 (+1)	1,404 (+8%)	8mo	$65,000	$46	74
570 N 10th Ave #49	0.01mi	3/2.0 (+1)	1,440 (+11%)	14mo	$131,000	$91	65
507 N 19th Ave #37	0.35mi	3/2.0 (+1)	1,344 (+4%)	13mo	$120,000	$89	62
2329 N Gray St	0.68mi	3/2.0 (+1)	1,296 (0%)	2mo	$375,000	$289	62
507 N 19th Ave #68	0.35mi	3/2.0 (+1)	1,344 (+4%)	20mo	$95,000	$71	56
507 N 19th Ave #60	0.35mi	3/2.0 (+1)	1,456 (+12%)	7mo	$149,000	$102	52

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $748
• Equity at exit: $24,602

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $36,043
• Equity at exit: $14,266

Cash invested: $46,200 (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 97113

• Active inventory: 113
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$865
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $432

Break-even live

Break-even rent $1,383

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $525	-5% $478	+0% $432	+5% $385	+10% $338
Rent	-10% $279	-5% $355	+0% $432	+5% $508	+10% $584
Rate	-1.0pp $515	-0.5pp $474	base $432	+0.5pp $389	+1.0pp $345

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
889 N 18th Ave Cornelius, OR	3.0	2.5	1492	$2,395	$1.61	2d	1	0.41mi
110 N 7th Ave Apt A Cornelius, OR	2.0	2.0	1015	$1,609	$1.59	8d	1	0.42mi
110 N 7th Ave Apt C Cornelius, OR	2.0	2.0	1015	$1,749	$1.72	44d	1	0.42mi
120 N 7th Ave Unit D Cornelius, OR	2.0	2.0	1015	$1,699	$1.67	44d	1	0.42mi
100 N 7th Ave Apt B Cornelius, OR	2.0	2.0	1015	$1,599	$1.58	15d	1	0.43mi
100 N 7th Ave Unit A Cornelius, OR	2.0	2.0	1015	$1,595	$1.57	21d	1	0.43mi
896 N 18th Ave Cornelius, OR	3.0	2.5	1519	$2,495	$1.64	17d	1	0.44mi
898 N 18th Ave Cornelius, OR	3.0	2.5	1417	$2,195	$1.55	2d	1	0.44mi
101 N 7th Ave Apt D Cornelius, OR	2.0	1.5	936	$1,545	$1.65	15d	1	0.44mi
101 N 7th Ave Unit C Cornelius, OR	2.0	1.5	936	$1,499	$1.60	22d	1	0.44mi
873 N 19th Ave Cornelius, OR	3.0	2.5	1396	$2,245	$1.61	2d	1	0.45mi
299 N 5th Pl Cornelius, OR	2.0	2.0	956	$1,900	$1.99	44d	1	0.48mi
184 S 5th Ave Unit 164 Cornelius, OR	2.0	1.5	1114	$1,795	$1.61	15d	1	0.63mi
4300 Pacific Ave Forest Grove, OR	2.0	1.5	950	$1,645	$1.73	2d	5	0.86mi
4204 Pacific Ave Forest Grove, OR	2.0	1.0	900	$1,500	$1.67	2d	1	0.92mi
2795 N Clark Ct Cornelius, OR	3.0	2.0	1100	$2,295	$2.09	18d	1	1.01mi
2095 S Heather St Cornelius, OR	3.0	2.5	1705	$2,695	$1.58	11d	1	1.02mi
3802 Pacific Ave Forest Grove, OR	2.0	1.0–2.0	945	$2,035	$2.15	2d	12	1.20mi
313 S Nectarine St Cornelius, OR	3.0	2.0	1114	$2,295	$2.06	21d	1	1.22mi
1235 S 28th Ave Cornelius, OR	3.0	2.5	1576	$2,295	$1.46	44d	1	1.41mi
1917 Poplar Pl Forest Grove, OR	1.0–3.0	1.0–2.0	929	$1,960	$2.11	2d	18	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $165,000 Active 241 DOM
2. 2026-06-18
   days on market $165,000 Active 238 DOM
3. 2026-06-17
   days on market $165,000 Active 237 DOM
4. 2026-06-16
   days on market $165,000 Active 236 DOM
5. 2026-06-15
   pricedays on market $165,000 Active 235 DOM
6. 2026-06-13
   days on market $179,000 Active 233 DOM
7. 2026-06-09
   days on market $179,000 Active 229 DOM
8. 2026-06-08
   days on market $179,000 Active 228 DOM
9. 2026-06-07
   days on market $179,000 Active 227 DOM
10. 2026-06-05
    days on market $179,000 Active 224 DOM
11. 2026-06-03
    days on market $179,000 Active 223 DOM
12. 2026-06-02
    days on market $179,000 Active 222 DOM
13. 2026-06-01
    days on market $179,000 Active 221 DOM
14. 2026-05-31
    days on market $179,000 Active 220 DOM
15. 2026-05-04
    price $179,000 1934-char remark

    Show marketing remark (1934 chars)

    This 2023 Manufactured Home is MOVE IN READY! Come view this beautiful home where the location, residents & management is inviting, serene. This is a 1404 sq. ft. home 2 bdr. 2 bath, including an additional room for an office or craft room. Owner's favorite thing about her home... She loves the kitchen & open floor plan with large bedrooms that made it easy to fit larger furniture. The kitchen has easy touch cabinets and drawers with plenty of storage in the pantry. Stainless steel appliance and lots of counter space. Luxurious laminate plank flooring throughout the home making it easy for cleaning. Home includes a new front load washer & dryer with footstools. New Heat pump cooling system lowers your electric bill up to 42%. New large deck in a quiet neighborhood. Low maintenance yard with a new 6x10 shed. Park allows 2 pets. Clubhouse is newly remodeled with a full modern kitchen, specialized with wide verity instant coffee machine at your fingertips any time you like. Electric fireplace, large TV, library, quiet sitting room that overlooks the beauty of the outdoors through a large picture window. Restrooms are located on both floors of the club house. Downstairs is the game room with shuffleboard, card table, pool table, a separate room for working out w/TV and a view of the pond. The park Manager offers monthly activities for the residents. Spring and Summer they have "stainless steel BBQ's out for your use with round tables shaded with umbrellas. Upstairs deck has comfortable lounging chairs & tables, so you can enjoy the outdoor while watching the wildlife in and around the pond. This is one of the nicest manufactured home parks, with a 2ed generation manager "Skye" who is welcoming, helpful, & professional. She is in the office Monday- Friday 12-5pm. 2 pets are allowed. "Service animals are not considered pets." Space rent 1,305. Garbage included.

16. 2026-01-31
    price $185,000 1934-char remark

    Show marketing remark (1934 chars)

    This 2023 Manufactured Home is MOVE IN READY! Come view this beautiful home where the location, residents & management is inviting, serene. This is a 1404 sq. ft. home 2 bdr. 2 bath, including an additional room for an office or craft room. Owner's favorite thing about her home... She loves the kitchen & open floor plan with large bedrooms that made it easy to fit larger furniture. The kitchen has easy touch cabinets and drawers with plenty of storage in the pantry. Stainless steel appliance and lots of counter space. Luxurious laminate plank flooring throughout the home making it easy for cleaning. Home includes a new front load washer & dryer with footstools. New Heat pump cooling system lowers your electric bill up to 42%. New large deck in a quiet neighborhood. Low maintenance yard with a new 6x10 shed. Park allows 2 pets. Clubhouse is newly remodeled with a full modern kitchen, specialized with wide verity instant coffee machine at your fingertips any time you like. Electric fireplace, large TV, library, quiet sitting room that overlooks the beauty of the outdoors through a large picture window. Restrooms are located on both floors of the club house. Downstairs is the game room with shuffleboard, card table, pool table, a separate room for working out w/TV and a view of the pond. The park Manager offers monthly activities for the residents. Spring and Summer they have "stainless steel BBQ's out for your use with round tables shaded with umbrellas. Upstairs deck has comfortable lounging chairs & tables, so you can enjoy the outdoor while watching the wildlife in and around the pond. This is one of the nicest manufactured home parks, with a 2ed generation manager "Skye" who is welcoming, helpful, & professional. She is in the office Monday- Friday 12-5pm. 2 pets are allowed. "Service animals are not considered pets." Space rent 1,305. Garbage included.

17. 2025-10-23
    listed $195,000 Active 1934-char remark

    Show marketing remark (1934 chars)

    This 2023 Manufactured Home is MOVE IN READY! Come view this beautiful home where the location, residents & management is inviting, serene. This is a 1404 sq. ft. home 2 bdr. 2 bath, including an additional room for an office or craft room. Owner's favorite thing about her home... She loves the kitchen & open floor plan with large bedrooms that made it easy to fit larger furniture. The kitchen has easy touch cabinets and drawers with plenty of storage in the pantry. Stainless steel appliance and lots of counter space. Luxurious laminate plank flooring throughout the home making it easy for cleaning. Home includes a new front load washer & dryer with footstools. New Heat pump cooling system lowers your electric bill up to 42%. New large deck in a quiet neighborhood. Low maintenance yard with a new 6x10 shed. Park allows 2 pets. Clubhouse is newly remodeled with a full modern kitchen, specialized with wide verity instant coffee machine at your fingertips any time you like. Electric fireplace, large TV, library, quiet sitting room that overlooks the beauty of the outdoors through a large picture window. Restrooms are located on both floors of the club house. Downstairs is the game room with shuffleboard, card table, pool table, a separate room for working out w/TV and a view of the pond. The park Manager offers monthly activities for the residents. Spring and Summer they have "stainless steel BBQ's out for your use with round tables shaded with umbrellas. Upstairs deck has comfortable lounging chairs & tables, so you can enjoy the outdoor while watching the wildlife in and around the pond. This is one of the nicest manufactured home parks, with a 2ed generation manager "Skye" who is welcoming, helpful, & professional. She is in the office Monday- Friday 12-5pm. 2 pets are allowed. "Service animals are not considered pets." Space rent 1,305. Garbage included.

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $1,906 · $159/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,156
• − Mortgage interest: −$9,243
• − Property taxes: −$1,906
• − Insurance: −$825
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$4,800
• Taxable income: $2,677
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $4,536/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2023 manufactured home is move-in ready with good condition and minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Add outdoor lighting — Enhances safety and curb appeal
• Both Install a front porch — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑
• Both Install a front porch — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Forest Grove SD 15
• NCES district ID: 4105160
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $52,159
• Composite: 36.31/100
• National rank: #9395
• State rank: #111 of 183 in OR

Livability — Cornelius

• Score: 82/100
• State rank: #47
• US rank: #1193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cornelius, OR
• Population (ZIP): 15,621

Population outlook (Washington County) Hauer SSP2

• Today (2025): 674,042 people
• By 2030: 721,804 · +7.1%
• By 2040: 812,732 · +20.6%
• By 2050: 895,143 · +32.8%
• By 2075: 1,058,806 · +57.1%
• By 2100: 1,131,692 · +67.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 47% White 46% Two or more races 13% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Iranian 3% Italian 2% Portuguese 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 55% English-only · Spanish 42% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+34.0) · D 65.3% · R 31.3% · Other 3.4%
• 2008→2024 swing: +11.8pp toward D · 2008: 22.1pp · 2024: 34.0pp
• All cycles: 2024: D+34.0 2020: D+34.6 2016: D+26.7 2012: D+17.5 2008: D+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.16%
• Current HPI: 285.7514
• 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

-8.2% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $179,000 RMLS
• 2026-01-31 Price Changed $185,000 RMLS
• 2025-10-23 Listed $195,000 RMLS

Property tax history

+6.4%/yr

Latest (2025): $1,906 · +2.8% YoY. Source: county tax records.