483 Rye St #18 · Woodburn, OR 97071-5564

$199,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 135 Days on market

Built 1997 Est $231k · 14% under ↓ 6% since listing

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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
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

1997 Doublewide manufactured home in park features 1512SF, 3 bedrooms + den, laundry room, owner suite w/ full bath and office/nursery area, tile and laminate floors throughout, large kitchen updated with newer cabinets, SS appliances. Bathroom 2 has been updated. Roof is 1-2 years old. Electric furnace and heat pump for efficient heating and cooling. Fenced yard, tool/storage shed, 2 car garage w/ room for storage. Park approval required to purchase. Parr Acres is an all ages park. Space rent $553.

Key facts

• Updated cabinets
• Fenced yard
• Large kitchen

Tags

• OWNER SUITE
• LARGE KITCHEN
• UPDATED CABINETS
• SS APPLIANCES
• UPDATED BATHROOM
• FENCED YARD

Property features AI

Finance

• Other: Roof replaced within the last 1–2 years
• HOA & community: Located in Parr Acres park (all-ages park); park approval required to purchase; Space rent $553

Exterior

• Parking: Detached 2-car garage with additional storage space
• Utilities: City water; Electric water heater
• Home design: Double-wide manufactured home; Single-story (main level living); Built in 1997; Purple exterior color; T111 siding
• Construction: Manufactured by Guerdon; Serial number GDSTOR239719
• Exterior features: Fenced yard; Tool/storage shed

Interior

• Kitchen: Large kitchen on the main level; Newer cabinets; Stainless steel appliances; Dishwasher
• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: Two bathrooms total, including an updated second bath and an owner suite with full bath
• Heating & cooling: Electric furnace; Heat pump; Forced air
• Interior features: Living room on the main level; Dining area (combination) on the main level; Den/office/nursery area off the owner suite; Updated second bathroom; Laundry/utility room on the main level; Tile and laminate flooring throughout
• Laundry & utility: Main-level laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.1% in Woodburn — 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 74/100 on livability (#91 in OR, #4,490 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: crime D+, commute D, amenities F.
• Woodburn SD 103 (town): math 20% / reading 31% proficiency, ranked #169 of 183 in OR (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heritage Elementary (618 students, 72% FRL); Valor Middle School (630 students, 72% FRL); Woodburn Success (79 students, 68% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $231,336
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
597 Barley St	0.09mi	3/2.0	1,296 (-14%)	5mo	$198,000	$153	68
597 Barley St #28	0.09mi	3/2.0	1,296 (-14%)	5mo	$198,000	$153	68
436 Oats St #104	0.11mi	2/2.0 (-1)	1,296 (-14%)	19mo	$249,900	$193	50
612 N Cascade Dr #22	0.62mi	3/2.0	1,296 (-14%)	22mo	$82,500	$64	29

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: 23.1%
• Equity multiple: 2.31×
• Total profit: $73,439
• Equity at exit: $89,884

10-year hold

• IRR: 24.0%
• Equity multiple: 4.43×
• Total profit: $192,171
• Equity at exit: $138,521

Cash invested: $55,972 (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 97071-5564

• Active inventory: 1
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,560 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $776

Break-even live

Break-even rent $1,578

Max offer price $199,900

Occupancy floor 65%

Sensitivity live

Price	-10% $889	-5% $832	+0% $776	+5% $719	+10% $663
Rent	-10% $573	-5% $675	+0% $776	+5% $877	+10% $978
Rate	-1.0pp $876	-0.5pp $827	base $776	+0.5pp $724	+1.0pp $671

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2269 Livesay Ln Woodburn, OR	3.0	2.5	1622	$2,495	$1.54	25d	1	0.24mi
862 Sifuentez Ct Woodburn, OR	3.0	2.5	1400	$2,495	$1.78	23d	1	0.26mi
610 Pickering Ln Woodburn, OR	4.0	2.5	1829	$2,595	$1.42	45d	1	0.38mi
555 Stoller St Woodburn, OR	4.0	2.5	1837	$2,695	$1.47	15d	1	0.43mi
555 Stoller St Woodburn, OR	4.0	2.5	1837	$2,750	$1.50	45d	1	0.43mi
1400 Dahlia St Woodburn, OR	3.0	2.0	1329	$2,395	$1.80	45d	1	0.58mi
398 Stacy Allison Way Woodburn, OR	1.0–3.0	1.0–2.0	1008	$2,604	$2.58	4d	108	0.91mi

Listing history 21 events

1. 2026-06-21
   days on market $199,900 Active 135 DOM
2. 2026-06-18
   days on market $199,900 Active 132 DOM
3. 2026-06-17
   days on market $199,900 Active 131 DOM
4. 2026-06-16
   days on market $199,900 Active 130 DOM
5. 2026-06-15
   days on market $199,900 Active 129 DOM
6. 2026-06-14
   days on market $199,900 Active 127 DOM
7. 2026-06-10
   days on market $199,900 Active 124 DOM
8. 2026-06-09
   days on market $199,900 Active 123 DOM
9. 2026-06-08
   days on market $199,900 Active 122 DOM
10. 2026-06-07
    days on market $199,900 Active 121 DOM
11. 2026-06-05
    days on market $199,900 Active 118 DOM
12. 2026-06-03
    days on market $199,900 Active 117 DOM
13. 2026-06-02
    days on market $199,900 Active 116 DOM
14. 2026-06-01
    days on market $199,900 Active 115 DOM
15. 2026-05-31
    days on market $199,900 Active 114 DOM
16. 2026-05-30
    days on market $199,900 Active 113 DOM
17. 2026-05-24
    status Active
18. 2026-04-06
    historical Active under Contract
19. 2026-03-21
    price $199,900
20. 2026-03-13
    price $209,900
21. 2026-02-05
    listed $212,000 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: $1,378 · $115/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$561/yr (+$47/mo · 40.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,715
• − Mortgage interest: −$11,198
• − Property taxes: −$1,378
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − Depreciation: −$5,815
• Taxable income: $6,411
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $7,769/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: Woodburn SD 103
• NCES district ID: 4113530
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $44,033
• Composite: 24.9/100
• National rank: #12993
• State rank: #169 of 183 in OR

Livability — Woodburn

• Score: 74/100
• State rank: #91
• US rank: #4490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodburn, OR

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-5.7% since first listed

5 events — show timeline

• 2026-05-24 Relisted — WVMLS
• 2026-04-06 Contingent — WVMLS
• 2026-03-21 Price Changed $199,900 WVMLS
• 2026-03-13 Price Changed $209,900 WVMLS
• 2026-02-05 Listed $212,000 WVMLS

Property tax history

+4.1%/yr

Latest (2025): $1,378 · +2.1% YoY. Source: county tax records.