6100 S Highway 97 #24 · Redmond, OR 97756

$89,999

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 210 Days on market

Built 1991 $97/sqft · at area comps Est $98k · 8% under $650/mo HOA · 36% of rent

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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 +23.7/30.0
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• 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

Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

Key facts

• New lighting
• Open floor plan
• New bathroom

Tags

• FULLY RENOVATED HOME
• OPEN FLOOR PLAN
• NEW FLOORING
• NEW PAINT
• NEW BATHROOM
• NEW LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 1 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $90k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.03% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 4.1

CMA / ARV

• ARV (median comp): $97,526
• List price: $89,999
• Delta: -7.72%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6100 S Highway 97 #24	0.00mi	2/1.0	980 (+6%)	1mo	$82,000	$84	89
6100 S Hwy 97 #40	0.00mi	2/2.0	924 (0%)	10mo	$100,000	$108	87
6100 S Highway 97 #35	0.00mi	2/2.0	938 (+2%)	13mo	$120,000	$128	82
6100 S Hwy 97 #15	0.00mi	3/2.0 (+1)	924 (0%)	19mo	$52,000	$56	75

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,480
• Equity at exit: $13,419

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $16,661
• Equity at exit: $7,781

Cash invested: $25,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$650
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $172

Break-even live

Break-even rent $1,610

Max offer price $89,999

Occupancy floor 86%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4633 SW 37th St Redmond, OR	2.0	1.0–2.0	955	$1,894	$1.98	13d	6	0.91mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 16 events

1. 2026-05-13
   status Pending 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

2. 2026-05-02
   price $89,999 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

3. 2026-04-03
   status Active 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

4. 2026-04-03
   price $92,500 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

5. 2026-03-24
   historical 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

6. 2026-01-09
   price $95,000 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

7. 2025-12-02
   price $99,000 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

8. 2025-11-06
   price $110,000 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

9. 2025-10-06
   listed $120,000 Active 409-char remark

   Show marketing remark (409 chars)

   Amazing private location right next to Acres of land that can't be developed! Desirable 55+ mobile park in Redmond Oregon. Fully Renovated in Sept 2025 with 2 bedrooms, 1 bath, and open floor plan. New flooring, paint, bathroom, lighting, and a washer & dryer comes included. 2 car covered carport and locked shop area. Must see! Renee Dornhecker at Landmark professional mortgage as low as 5% down.

10. 2003-02-14
    soldstatus $21,000 206-char remark

    Show marketing remark (206 chars)

    mobile Only. 16x66 Fuqua, 1991. 2x6 Construction. Located In Lovely Park Between Bend & Redmond. Free Standing Range W/ Convection Oven, Side By Side Refrig. , Large Kitchen W/ Pantry. Double Carport.

11. 2003-02-13
    historical 206-char remark

    Show marketing remark (206 chars)

    mobile Only. 16x66 Fuqua, 1991. 2x6 Construction. Located In Lovely Park Between Bend & Redmond. Free Standing Range W/ Convection Oven, Side By Side Refrig. , Large Kitchen W/ Pantry. Double Carport.

12. 2002-09-18
    listed $23,000 206-char remark

    Show marketing remark (206 chars)

    mobile Only. 16x66 Fuqua, 1991. 2x6 Construction. Located In Lovely Park Between Bend & Redmond. Free Standing Range W/ Convection Oven, Side By Side Refrig. , Large Kitchen W/ Pantry. Double Carport.

13. 2001-12-03
    soldstatus $20,000
14. 2001-11-21
    historical
15. 2001-05-07
    listed $22,000
16. 1994-01-05
    soldstatus $26,000

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,934
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$7,800
• − Depreciation: −$2,618
• Taxable income: $1,165
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $1,785/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

• 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

+246.2% since first listed

16 events — show timeline

• 2026-05-13 Pending — MLSCO
• 2026-05-02 Price Changed $89,999 MLSCO
• 2026-04-03 Relisted — MLSCO
• 2026-04-03 Price Changed $92,500 MLSCO
• 2026-03-24 Listing Removed — MLSCO
• 2026-01-09 Price Changed $95,000 MLSCO
• 2025-12-02 Price Changed $99,000 MLSCO
• 2025-11-06 Price Changed $110,000 MLSCO
• 2025-10-06 Listed $120,000 MLSCO
• 2003-02-14 Sold (MLS) $21,000 MLSCO
• 2003-02-13 Listing Removed — MLSCO
• 2002-09-18 Listed $23,000 MLSCO
• 2001-12-03 Sold (MLS) $20,000 MLSCO
• 2001-11-21 Listing Removed — MLSCO
• 2001-05-07 Listed $22,000 MLSCO
• 1994-01-05 Sold (Public Records) $26,000 Public Records

Property tax history

+3.8%/yr

Latest (2021): $98 · +4.5% YoY. Source: county tax records.