3760 Highway 101 #16 · Florence, OR 97439

$69,997

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 88 Days on market

Built 1981 $83/sqft · 69% below area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Clean, Cozy, Well Maintained home with upgraded features is ready for you to move in! Don't worry about a new water heater or refrigerator as they are included with the home sale. An in place washer and dryer will remain as well. This home has one of the bigger and more private yards to enjoy your morning coffee. Check out the matching garden shed for storage. See the amenities page for more information.

Key facts

• Washer and dryer
• Water heater
• Upgraded features

Tags

• UPGRADED FEATURES
• WATER HEATER
• REFRIGERATOR
• WASHER AND DRYER
• PRIVATE YARDS
• GARDEN SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 2.6% in Florence — 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 70/100 on livability (#142 in OR) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime A-; Watch: employment C-, amenities F, commute F.
• Siuslaw SD 97J (town): math 33% / reading 50% proficiency, ranked #106 of 183 in OR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 416 active listings in the ZIP; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $65,797 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.40% ✓
• Cap rate: 21.84%
• Cash-on-cash: 55.54%
• DSCR: 3.47
• GRM: 3.5

CMA / ARV

• ARV (median comp): $222,296
• List price: $69,997
• Delta: -68.51%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3760 Highway 101 #26	0.00mi	2/2.0	924 (+10%)	14mo	$81,500	$88	71
3760 Highway 101 #17	0.00mi	2/1.0	924 (+10%)	16mo	$78,000	$84	66
3760 Highway 101 #3	0.00mi	2/2.0	938 (+12%)	23mo	$125,000	$133	62
88 Outer Dr #88	0.62mi	2/2.0	783 (-7%)	13mo	$260,000	$332	49
1699 27th St #22	0.61mi	2/1.0	798 (-5%)	17mo	$65,000	$81	45
99 Outer Dr	0.66mi	2/2.0	768 (-9%)	19mo	$216,000	$281	39
22 Sand Dollar Dr	0.59mi	2/1.0	918 (+9%)	20mo	$265,000	$289	36
235 Horse Shoe Ln	0.73mi	1/1.0 (-1)	800 (-5%)	24mo	$148,000	$185	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.3%
• Equity multiple: 5.89×
• Total profit: $95,885
• Equity at exit: $63,059

10-year hold

• IRR: 62.0%
• Equity multiple: 13.09×
• Total profit: $236,900
• Equity at exit: $135,989

Cash invested: $19,599 (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 97439

• Home prices YoY: 2.5%
• Active inventory: 416
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $907

Break-even live

Break-even rent $530

Max offer price $69,997

Occupancy floor 41%

Sensitivity live

Price	-10% $947	-5% $927	+0% $907	+5% $887	+10% $868
Rent	-10% $775	-5% $841	+0% $907	+5% $973	+10% $1,040
Rate	-1.0pp $942	-0.5pp $925	base $907	+0.5pp $889	+1.0pp $871

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-15
   statusdays on market $69,997 Pending 88 DOM
2. 2026-06-13
   days on market $69,997 Active 87 DOM
3. 2026-06-12
   days on market $69,997 Active 86 DOM
4. 2026-06-09
   days on market $69,997 Active 83 DOM
5. 2026-06-08
   days on market $69,997 Active 82 DOM
6. 2026-06-08
   days on market $69,997 Active 81 DOM
7. 2026-06-07
   days on market $69,997 Active 80 DOM
8. 2026-06-04
   status $69,997 Active 77 DOM
9. 2026-03-13
   listed $69,997 Active 409-char remark

   Show marketing remark (409 chars)

   Clean, Cozy, Well Maintained home with upgraded features is ready for you to move in! Don't worry about a new water heater or refrigerator as they are included with the home sale. An in place washer and dryer will remain as well. This home has one of the bigger and more private yards to enjoy your morning coffee. Check out the matching garden shed for storage. See the amenities page for more information.

10. 2023-11-20
    soldstatus $45,000 Closed 48-char remark

    Show marketing remark (48 chars)

    Older 2 bedroom, 1 bath Mobile Home in 55+ Park.

11. 2023-11-01
    listed $49,900 48-char remark

    Show marketing remark (48 chars)

    Older 2 bedroom, 1 bath Mobile Home in 55+ Park.

12. 2023-11-01
    historical 48-char remark

    Show marketing remark (48 chars)

    Older 2 bedroom, 1 bath Mobile Home in 55+ Park.

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$413/yr (+$34/mo · 155.4%)

ⓘ 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 1/10 Low 7 d/yr ≥75°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,135
• − Mortgage interest: −$3,921
• − Property taxes: −$266
• − Insurance: −$350
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,036
• Taxable income: $10,340
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $8,404/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: Siuslaw SD 97J
• NCES district ID: 4105100
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $36,892
• Composite: 36.82/100
• National rank: #9169
• State rank: #106 of 183 in OR

Livability — Florence

• Score: 70/100
• State rank: #142
• US rank: #8094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, OR
• Population (ZIP): 15,643

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.79%
• Current HPI: 717.84
• 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

+40.3% since first listed

4 events — show timeline

• 2026-03-13 Listed $69,997 RMLS
• 2023-11-20 Sold (MLS) $45,000 RMLS
• 2023-11-01 Delisted — RMLS
• 2023-11-01 Listed $49,900 RMLS

Property tax history

+2.2%/yr

Latest (2021): $266 · +4331.3% YoY. Source: county tax records.