310 Pitney Ln #51 · Junction City, OR 97448

$160,000

3 bd · 2.0 ba · 1,170 sqft · Manufactured public records · 34 Days on market

Built 1997

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Find the unexpected in this 1997 Fleetwood, 3 bedroom, 2 bath home that has a large fenced backyard. Vaulted ceilings and good seperation of space, forced air heat! Good opportunity for the right buyer.

Key facts

• Covered porch
• Large yard
• Carport

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• SPACIOUS LAYOUT
• LARGE YARD
• COVERED PORCH
• CARPORT
• OFF-STREET PARKING

Property features AI

Finance

• Other: Unit dimensions: 45' length x 26' width; Property type: Residential — manufactured home in park; Parcel number available
• Financial info: Monthly lot rent applies ($750)
• HOA & community: Park amenities include trash service; Located in The Meadows On Pitney Pond (park-managed); management contact available

Exterior

• Parking: Covered off-street parking; Carport
• Security: No security features
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park (Fleetwood); Single-level; Updated/remodeled; No attached units; Main-level living; No notable view
• Construction: Built in 1997; Wood siding exterior
• Exterior features: Shingle roof; Wood siding; Tool shed; Yard; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom on main level; Second bedroom; Third bedroom
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Mini-split heating and cooling
• Interior features: Luxury vinyl plank flooring; Vaulted ceilings; Washer/Dryer included; Vinyl frame windows; Accessible — minimal steps and one-level layout
• Laundry & utility: Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $146k (8.7% below list).
• Recommended offer: $146k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.7% in Junction City — 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 (#46 in OR, #1,184 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living B+.
• Junction City SD 69 (town): math 26% / reading 41% proficiency, ranked #27 of 58 in OR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Laurel Elementary School (math 32% / reading 42%, grade F, #205 of 412 statewide, top 51%, 501 students, 50% FRL); Oaklea Middle School (math 32% / reading 47%, grade F, #45 of 128 statewide, top 35%, 490 students, 52% FRL); Junction City High School (math 10% / reading 70%, grade F, #69 of 143 statewide, top 54%, 539 students, 43% FRL).
• Market conditions: 87 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,808 units permitted in Lane County in 2024 (972 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.
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $30k; list at $160k implies a 442% gain — meaningful room to come down on a strong offer.

Recommended offer $146,011 (8.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $76,050
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Pitney Ln #1	0.18mi	3/2.0	1,248 (+7%)	11mo	$123,500	$99	71
1225 W 10th Ave #47	0.55mi	3/2.0	1,152 (-2%)	10mo	$70,000	$61	64
1225 W 10th Ave #45	0.55mi	2/2.0 (-1)	1,152 (-2%)	21mo	$75,000	$65	50
1225 W 10th Ave #5	0.55mi	2/1.0 (-1)	1,120 (-4%)	23mo	$65,000	$58	39
1225 W 10th Ave #11	0.55mi	2/1.0 (-1)	1,008 (-14%)	14mo	$75,000	$74	30
1225 W 10th Ave #44	0.55mi	2/2.0 (-1)	1,344 (+15%)	24mo	$75,000	$56	25

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-14,690
• Equity at exit: $23,857

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,517
• Equity at exit: $13,834

Cash invested: $44,800 (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 97448

• Home prices YoY: -35.0%
• Active inventory: 87
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $177

Break-even live

Break-even rent $1,236

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $268	-5% $223	+0% $177	+5% $132	+10% $87
Rent	-10% $62	-5% $120	+0% $177	+5% $235	+10% $293
Rate	-1.0pp $258	-0.5pp $218	base $177	+0.5pp $136	+1.0pp $94

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Maple St Unit 20102 Junction City, OR	2.0	1.0	810	$1,295	$1.60	15d	1	0.41mi
165 SW Kalmia St Ste 3 Junction City, OR	2.0	1.0	886	$1,295	$1.46	15d	1	0.50mi
165 SW Kalmia St Unit 4 Junction City, OR	2.0	1.0	886	$1,295	$1.46	45d	1	0.50mi
2280 W 10th Ave Unit 414-259 Junction City, OR	2.0	2.0	968	$1,565	$1.62	15d	1	0.76mi
2254 W 10th Ave Unit 414-115 Junction City, OR	2.0	2.0	968	$1,599	$1.65	45d	1	0.79mi
2272 W 10th Ave Junction City, OR	2.0	2.0	990	$1,575	$1.59	15d	1	0.82mi
29426 Dane Ln Junction City, OR	3.0	2.0	1320	$2,100	$1.59	45d	1	1.42mi

Listing history 20 events

1. 2026-06-21
   days on market $160,000 Active 34 DOM
2. 2026-06-18
   days on market $160,000 Active 31 DOM
3. 2026-06-17
   days on market $160,000 Active 30 DOM
4. 2026-06-16
   days on market $160,000 Active 29 DOM
5. 2026-06-15
   days on market $160,000 Active 28 DOM
6. 2026-06-14
   days on market $160,000 Active 26 DOM
7. 2026-06-10
   days on market $160,000 Active 23 DOM
8. 2026-06-09
   days on market $160,000 Active 22 DOM
9. 2026-06-08
   days on market $160,000 Active 21 DOM
10. 2026-06-07
    days on market $160,000 Active 20 DOM
11. 2026-06-05
    days on market $160,000 Active 17 DOM
12. 2026-06-03
    days on market $160,000 Active 16 DOM
13. 2026-06-02
    days on market $160,000 Active 15 DOM
14. 2026-06-01
    days on market $160,000 Active 14 DOM
15. 2026-05-31
    days on market $160,000 Active 13 DOM
16. 2026-05-30
    days on market $160,000 Active 12 DOM
17. 2026-05-18
    listed $160,000 Active
18. 2006-01-26
    soldstatus $29,500 204-char remark

    Show marketing remark (204 chars)

    Find the unexpected in this 1997 Fleetwood, 3 bedroom, 2 bath home that has a large fenced backyard. Vaulted ceilings and good seperation of space, forced air heat! Good opportunity for the right buyer.

19. 2006-01-16
    historical 204-char remark

    Show marketing remark (204 chars)

    Find the unexpected in this 1997 Fleetwood, 3 bedroom, 2 bath home that has a large fenced backyard. Vaulted ceilings and good seperation of space, forced air heat! Good opportunity for the right buyer.

20. 2005-10-16
    listed $34,900 204-char remark

    Show marketing remark (204 chars)

    Find the unexpected in this 1997 Fleetwood, 3 bedroom, 2 bath home that has a large fenced backyard. Vaulted ceilings and good seperation of space, forced air heat! Good opportunity for the right buyer.

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$707/yr (+$59/mo · 83.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,521
• − Mortgage interest: −$8,962
• − Property taxes: −$845
• − Insurance: −$800
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,655
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $2,259/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: Junction City SD 69
• NCES district ID: 4106930
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $50,018
• Composite: 29.05/100
• National rank: #6608
• State rank: #27 of 58 in OR

Livability — Junction City

• Score: 82/100
• State rank: #46
• US rank: #1184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, OR
• Population (ZIP): 14,629

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Portuguese 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -151.05%
• Current HPI: 281.1105
• 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

+358.5% since first listed

4 events — show timeline

• 2026-05-18 Listed $160,000 RMLS
• 2006-01-26 Sold (MLS) $29,500 RMLS
• 2006-01-16 Delisted — RMLS
• 2005-10-16 Listed $34,900 RMLS

Property tax history

+4.0%/yr

Latest (2025): $845 · +3.6% YoY. Source: county tax records.