2616 NW Satinwood St · Corvallis, OR 97330

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 42 Days on market

Built 1977 $87/sqft · 23% below area Est $162k · 23% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated home in the center of NW Corvallis. This home is minutes away from the Medical complex, Win-Co shopping Center, N. 9th St businesses! Light and bright, large living room. Built in hutch in the dining room! Bathrooms and kitchen have been updated. Recent exterior paint! Covered front porch catches the morning sun and the enclosed back porch is a wonderful place to spend the evening!

Key facts

• Built in hutch
• Updated kitchen
• Enclosed porch

Tags

• UPDATED KITCHEN
• NEW VINYL FLOORING
• ENCLOSED PORCH
• BUILT IN HUTCH

Property features AI

Finance

• Other: Directions: From 9th St go up Walnut, take a right — house on the left; On the bus route, close to the hospital and shopping; Serial #: 661qs6424d36; Park name: Highland; Make: Statler; Size: Double wide; Possession at COE
• HOA & community: Located in Highland park (adult park); Buyers must be approved by Highland View park before closing

Exterior

• Parking: Carport; 1 garage space
• Utilities: City water; City sewer; Park rent includes water, sewer, garbage, and cable
• Home design: Double wide mobile home; Built in 1977; Pier foundation
• Construction: Fiber cement siding; Built-up roof
• Exterior features: Covered deck; Shed; Light blue exterior

Interior

• Kitchen: Updated kitchen; Electric range; All appliances stay
• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Flooring: Vinyl
• Bathrooms: Updated bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Vinyl flooring throughout; High-speed communication available; Built-in hutch in the dining room; Enclosed porch for year-round use; Garbage disposal
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 19 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 37% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.77% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.92%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $162,000
• List price: $125,000
• Delta: -22.84%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2655 NW Highland Dr #69	0.11mi	3/2.0	1,300 (-10%)	1mo	$133,000	$102	78
2655 NW Highland Dr #59	0.11mi	2/2.0 (-1)	1,368 (-5%)	13mo	$55,000	$40	70
2655 NW Highland Dr #90	0.11mi	2/1.5 (-1)	1,476 (+2%)	17mo	$62,000	$42	70
2601 NE Jack London St #71	0.69mi	3/2.0	1,404 (-2%)	3mo	$162,000	$115	61
2601 NE Jack London St #142	0.69mi	3/2.0	1,512 (+5%)	3mo	$250,000	$165	56
2601 NE Jack London St #130	0.69mi	3/2.0	1,352 (-6%)	2mo	$242,000	$179	56
2601 NE Jack London St #135	0.69mi	3/2.0	1,566 (+9%)	5mo	$169,900	$108	49
2601 NE Jack London St #103	0.69mi	3/2.0	1,296 (-10%)	3mo	$192,000	$148	48
2601 NE Jack London St #153	0.69mi	3/2.0	1,512 (+5%)	13mo	$238,400	$158	48
2601 NE Jack London St #119	0.69mi	3/2.0	1,352 (-6%)	12mo	$230,000	$170	47
2601 NE Jack London St #33	0.69mi	3/2.0	1,344 (-7%)	15mo	$144,000	$107	44
2601 NE Jack London St #86	0.69mi	2/2.0 (-1)	1,309 (-9%)	10mo	$159,000	$121	39

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: 32.1%
• Equity multiple: 2.40×
• Total profit: $48,983
• Equity at exit: $18,638

10-year hold

• IRR: 40.6%
• Equity multiple: 5.31×
• Total profit: $150,814
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$656
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $989

Break-even live

Break-even rent $956

Max offer price $125,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,060	-5% $1,025	+0% $989	+5% $954	+10% $919
Rent	-10% $815	-5% $902	+0% $989	+5% $1,077	+10% $1,164
Rate	-1.0pp $1,052	-0.5pp $1,021	base $989	+0.5pp $957	+1.0pp $924

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 NW Walnut Blvd Corvallis, OR	3.0	1.5	1304	$2,300	$1.76	44d	1	0.09mi
2418 NW 9th St Unit 2420 Corvallis, OR	3.0	1.5	1050	$1,895	$1.80	44d	1	0.27mi
3424 NW Satinwood St Corvallis, OR	3.0	1.5	1173	$2,395	$2.04	44d	1	0.37mi
2145 NW Highland Dr Apt 2 Corvallis, OR	2.0	1.5	918	$1,795	$1.96	44d	1	0.42mi
991 NW Circle Blvd Corvallis, OR	2.0	1.0	1020	$1,395	$1.37	44d	1	0.46mi
213 NE Conifer Blvd Corvallis, OR	1.0–3.0	1.0–2.5	1020	$1,999	$1.96	44d	7	0.59mi
2232 NW 14th St Corvallis, OR	3.0	1.0	1444	$2,295	$1.59	44d	1	0.63mi
3113 NE Flintlock Pl Corvallis, OR	3.0	1.5	1472	$1,995	$1.36	44d	1	0.64mi
2380 NW Green Cir Corvallis, OR	3.0	1.0	1062	$2,195	$2.07	45d	1	0.65mi
2380 NW Rolling Green Dr Corvallis, OR	2.0	1.0–1.5	746	$1,845	$2.47	44d	8	0.69mi
1445 NW Division St #6 Corvallis, OR	2.0	1.5	900	$1,450	$1.61	44d	1	1.00mi
1126 NE Conser Pl Corvallis, OR	2.0	2.0	1026	$2,200	$2.14	44d	1	1.14mi
1645 NW Kings Blvd Corvallis, OR	3.0	3.0	1500	$2,850	$1.90	44d	1	1.16mi
1215 NW 11th St Corvallis, OR	4.0	1.0	1090	$2,145	$1.97	44d	1	1.22mi
1955 NW Hayes Ave Corvallis, OR	2.0	1.0	950	$1,550	$1.63	45d	1	1.24mi
1230 NW Kings Blvd Corvallis, OR	2.0	1.0	900	$1,745	$1.94	44d	2	1.40mi
3154 NW Shooting Star Dr Corvallis, OR	3.0	2.5	1567	$2,595	$1.66	44d	1	1.42mi
1250 NW 23rd St Apt 14 Corvallis, OR	2.0	1.0	945	$1,750	$1.85	44d	1	1.46mi
2781 NW Huckleberry Dr Corvallis, OR	3.0	2.5	1783	$3,195	$1.79	44d	1	1.48mi

Listing history 29 events

1. 2026-06-19
   days on market $125,000 Active 42 DOM
2. 2026-06-18
   days on market $125,000 Active 41 DOM
3. 2026-06-17
   days on market $125,000 Active 40 DOM
4. 2026-06-16
   days on market $125,000 Active 39 DOM
5. 2026-06-15
   days on market $125,000 Active 38 DOM
6. 2026-06-14
   days on market $125,000 Active 36 DOM
7. 2026-06-10
   days on market $125,000 Active 33 DOM
8. 2026-06-09
   days on market $125,000 Active 32 DOM
9. 2026-06-08
   days on market $125,000 Active 31 DOM
10. 2026-06-07
    days on market $125,000 Active 30 DOM
11. 2026-06-05
    days on market $125,000 Active 27 DOM
12. 2026-06-03
    days on market $125,000 Active 26 DOM
13. 2026-06-02
    days on market $125,000 Active 25 DOM
14. 2026-06-01
    days on market $125,000 Active 24 DOM
15. 2026-05-31
    days on market $125,000 Active 23 DOM
16. 2026-05-30
    days on market $125,000 Active 22 DOM
17. 2026-05-08
    listed $125,000 Active 245-char remark
18. 2020-01-22
    soldstatus $55,000 Sold 393-char remark

    Show marketing remark (393 chars)

    Updated home in the center of NW Corvallis. This home is minutes away from the Medical complex, Win-Co shopping Center, N. 9th St businesses! Light and bright, large living room. Built in hutch in the dining room! Bathrooms and kitchen have been updated. Recent exterior paint! Covered front porch catches the morning sun and the enclosed back porch is a wonderful place to spend the evening!

19. 2019-12-12
    historical Active under Contract 393-char remark

    Show marketing remark (393 chars)

    Updated home in the center of NW Corvallis. This home is minutes away from the Medical complex, Win-Co shopping Center, N. 9th St businesses! Light and bright, large living room. Built in hutch in the dining room! Bathrooms and kitchen have been updated. Recent exterior paint! Covered front porch catches the morning sun and the enclosed back porch is a wonderful place to spend the evening!

20. 2019-12-10
    listed $57,000 Active 393-char remark

    Show marketing remark (393 chars)

    Updated home in the center of NW Corvallis. This home is minutes away from the Medical complex, Win-Co shopping Center, N. 9th St businesses! Light and bright, large living room. Built in hutch in the dining room! Bathrooms and kitchen have been updated. Recent exterior paint! Covered front porch catches the morning sun and the enclosed back porch is a wonderful place to spend the evening!

21. 2015-07-15
    soldstatus $18,000 Sold

    Show marketing remark (483 chars)

    Cozy affordable living in NW Corvallis! Close to the hospital and shopping! On the bus routes! This home boasts a wonderful sun porch that lets morning light in and is set up for the gardener with water and electricity for you delicate plants! Nice open floor plan with built in hutch is dining room. New flooring in hall bath. Master bedroom has its own attached bath. Ramp for access from parking area is a bonus for those with mobility issues. Must be approved by park management.

22. 2015-06-26
    historical Active under Contract

    Show marketing remark (483 chars)

    Cozy affordable living in NW Corvallis! Close to the hospital and shopping! On the bus routes! This home boasts a wonderful sun porch that lets morning light in and is set up for the gardener with water and electricity for you delicate plants! Nice open floor plan with built in hutch is dining room. New flooring in hall bath. Master bedroom has its own attached bath. Ramp for access from parking area is a bonus for those with mobility issues. Must be approved by park management.

23. 2015-06-17
    price $22,000

    Show marketing remark (483 chars)

    Cozy affordable living in NW Corvallis! Close to the hospital and shopping! On the bus routes! This home boasts a wonderful sun porch that lets morning light in and is set up for the gardener with water and electricity for you delicate plants! Nice open floor plan with built in hutch is dining room. New flooring in hall bath. Master bedroom has its own attached bath. Ramp for access from parking area is a bonus for those with mobility issues. Must be approved by park management.

24. 2015-05-27
    price $24,900

    Show marketing remark (483 chars)

    Cozy affordable living in NW Corvallis! Close to the hospital and shopping! On the bus routes! This home boasts a wonderful sun porch that lets morning light in and is set up for the gardener with water and electricity for you delicate plants! Nice open floor plan with built in hutch is dining room. New flooring in hall bath. Master bedroom has its own attached bath. Ramp for access from parking area is a bonus for those with mobility issues. Must be approved by park management.

25. 2015-04-30
    listed $29,000 Active

    Show marketing remark (483 chars)

    Cozy affordable living in NW Corvallis! Close to the hospital and shopping! On the bus routes! This home boasts a wonderful sun porch that lets morning light in and is set up for the gardener with water and electricity for you delicate plants! Nice open floor plan with built in hutch is dining room. New flooring in hall bath. Master bedroom has its own attached bath. Ramp for access from parking area is a bonus for those with mobility issues. Must be approved by park management.

26. 2012-08-03
    historical
27. 2012-08-03
    soldstatus $14,000 Sold
28. 2012-07-20
    historical Active under Contract
29. 2012-05-21
    listed $20,000 Active

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$642/yr (+$53/mo · 112.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,500
• − Mortgage interest: −$7,002
• − Property taxes: −$571
• − Insurance: −$625
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$3,636
• Taxable income: $10,426
• Est. tax owed @ 24.0%: −$2,502
• After-tax cash flow: $9,371/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

+525.0% since first listed

13 events — show timeline

• 2026-05-08 Listed $125,000 WVMLS
• 2020-01-22 Sold (MLS) $55,000 WVMLS
• 2019-12-12 Contingent — WVMLS
• 2019-12-10 Listed $57,000 WVMLS
• 2015-07-15 Sold (MLS) $18,000 WVMLS
• 2015-06-26 Contingent — WVMLS
• 2015-06-17 Price Changed $22,000 WVMLS
• 2015-05-27 Price Changed $24,900 WVMLS
• 2015-04-30 Listed $29,000 WVMLS
• 2012-08-03 Listing Removed — WVMLS
• 2012-08-03 Sold (MLS) $14,000 WVMLS
• 2012-07-20 Contingent — WVMLS
• 2012-05-21 Listed $20,000 WVMLS

Property tax history

+7.6%/yr

Latest (2025): $571 · +3.0% YoY. Source: county tax records.