1431 Maple St · Florence, OR 97439

$299,000

3 bd · 2.0 ba · 1,403 sqft · Manufactured public records · 1 Days on market

Built 1974 0.28 ac lot Est $331k · 10% under

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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).

• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

HUGE PRICE REDUCTION! This 3 Bed/2 Bath Manufactured home sits on a HUGE .28 acre lot with tons of Parking and loads of opportunity! Centrally located in BEAUTIFUL Florence. This home offers a large carport, covered front porch, woodstove, fenced backyard, RV parking and much more. With a little TLC you could make this home shine. Cash sale only. Schedule a showing today!

Key facts

• New metal roof
• New water heater
• New kitchen cabinets

Tags

• NEW METAL ROOF
• NEW WINDOWS
• NEW SLIDING GLASS DOOR
• NEW DECK
• NEW WATER HEATER
• NEW KITCHEN CABINETS

Property features AI

Finance

• Other: Level, paved lot; Lot approximately 0.28 acre

Exterior

• Parking: Carport; Driveway; RV parking
• Utilities: Public water; Public sewer; Electric service; Fiber optics internet
• Home design: Manufactured home on real property; Single-story (main level living); Resale condition; No significant view reported
• Construction: Metal roof; Aluminum exterior; Skirting foundation; Year built 1974
• Exterior features: Covered deck; Porch; Tool shed; Yard; RV parking

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom with ensuite (main level); Second bedroom (main level); Third bedroom (main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Zoned heating; No central cooling reported; Electric hot water
• Interior features: Laminate flooring; Double-pane windows with vinyl frames; Crawl space; Washer and dryer (laundry located on main level)
• Laundry & utility: Main-level laundry (washer/dryer)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (36.6% below list).
• Recommended offer: $190k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Siuslaw Elementary School (math 22% / reading 37%, grade F, #263 of 412 statewide, top 68%, 520 students, 68% FRL); Siuslaw Middle School (math 15% / reading 37%, grade F, #101 of 128 statewide, top 80%, 270 students, 68% FRL); Siuslaw High School (math 24% / reading 75%, grade D+, #32 of 143 statewide, top 34%, 459 students, 68% FRL).
• Market conditions: 416 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $175k; list at $299k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $189,500 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — 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. 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: 0.63% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $331,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Rhododendron Dr #412	0.54mi	2/2.0 (-1)	1,393 (-1%)	9mo	$358,000	$257	61
1600 Rhododendron Dr #150	0.54mi	3/2.0	1,300 (-7%)	3mo	$325,000	$250	60
1601 Rhododendron Dr #521	0.74mi	2/2.0 (-1)	1,440 (+3%)	5mo	$310,000	$215	52
1600 Rhododendron Dr #219	0.54mi	3/2.0	1,522 (+8%)	11mo	$359,000	$236	52
2160 12th St	0.52mi	3/2.0	1,512 (+8%)	13mo	$310,000	$205	52
1601 Rhododendron Dr #523	0.74mi	3/2.0	1,296 (-8%)	9mo	$324,000	$250	46
1600 Rhododendron Dr #112	0.54mi	2/1.0 (-1)	1,226 (-13%)	6mo	$273,000	$223	40
1410 Xylo St	0.65mi	4/2.0 (+1)	1,512 (+8%)	16mo	$375,000	$248	39
1601 Rhododendron Dr #531	0.74mi	2/2.0 (-1)	1,248 (-11%)	9mo	$280,000	$224	35
1601 Rhododendron Dr #610	0.74mi	2/3.0 (-1)	1,536 (+10%)	7mo	$325,000	$212	35
1601 Rhododendron Dr #557	0.74mi	2/2.0 (-1)	1,536 (+10%)	16mo	$475,000	$309	32
1601 Rhododendron Dr #635	0.74mi	2/2.0 (-1)	1,600 (+14%)	14mo	$362,000	$226	26

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: 21.7%
• Equity multiple: 2.76×
• Total profit: $147,008
• Equity at exit: $269,363

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $444,896
• Equity at exit: $580,891

Cash invested: $83,720 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-246

Break-even live

Break-even rent $2,206

Max offer price $255,552

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-161	+0% $-246	+5% $-673	+10% $-776
Rent	-10% $-396	-5% $-321	+0% $-246	+5% $-171	+10% $-96
Rate	-1.0pp $-95	-0.5pp $-170	base $-246	+0.5pp $-323	+1.0pp $-402

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Myeena Loop Florence, OR	2.0	2.0	1790	$1,895	$1.06	45d	1	1.33mi

Listing history 9 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $299,000 Active
3. 2023-10-23
   soldstatus $175,000 Closed 374-char remark

   Show marketing remark (374 chars)

   HUGE PRICE REDUCTION! This 3 Bed/2 Bath Manufactured home sits on a HUGE .28 acre lot with tons of Parking and loads of opportunity! Centrally located in BEAUTIFUL Florence. This home offers a large carport, covered front porch, woodstove, fenced backyard, RV parking and much more. With a little TLC you could make this home shine. Cash sale only. Schedule a showing today!

4. 2023-08-18
   status Pending 374-char remark

   Show marketing remark (374 chars)

   HUGE PRICE REDUCTION! This 3 Bed/2 Bath Manufactured home sits on a HUGE .28 acre lot with tons of Parking and loads of opportunity! Centrally located in BEAUTIFUL Florence. This home offers a large carport, covered front porch, woodstove, fenced backyard, RV parking and much more. With a little TLC you could make this home shine. Cash sale only. Schedule a showing today!

5. 2023-08-01
   price $189,000 374-char remark

   Show marketing remark (374 chars)

   HUGE PRICE REDUCTION! This 3 Bed/2 Bath Manufactured home sits on a HUGE .28 acre lot with tons of Parking and loads of opportunity! Centrally located in BEAUTIFUL Florence. This home offers a large carport, covered front porch, woodstove, fenced backyard, RV parking and much more. With a little TLC you could make this home shine. Cash sale only. Schedule a showing today!

6. 2023-07-05
   price $199,000 374-char remark

   Show marketing remark (374 chars)

   HUGE PRICE REDUCTION! This 3 Bed/2 Bath Manufactured home sits on a HUGE .28 acre lot with tons of Parking and loads of opportunity! Centrally located in BEAUTIFUL Florence. This home offers a large carport, covered front porch, woodstove, fenced backyard, RV parking and much more. With a little TLC you could make this home shine. Cash sale only. Schedule a showing today!

7. 2023-06-27
   listed $225,000 Active 374-char remark

   Show marketing remark (374 chars)

   HUGE PRICE REDUCTION! This 3 Bed/2 Bath Manufactured home sits on a HUGE .28 acre lot with tons of Parking and loads of opportunity! Centrally located in BEAUTIFUL Florence. This home offers a large carport, covered front porch, woodstove, fenced backyard, RV parking and much more. With a little TLC you could make this home shine. Cash sale only. Schedule a showing today!

8. 2014-11-21
   soldstatus $57,000
9. 2008-08-01
   listed $125,000

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $2,900 · $242/mo
• Expected delta: +$2,295/yr (+$191/mo · 379.3%)

ⓘ 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 1/10 Low 8 d/yr ≥77°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: $22,740
• − Mortgage interest: −$16,749
• − Property taxes: −$605
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$8,698
• Taxable loss: −$8,445
• Est. tax savings @ 24.0%: +$2,027
• After-tax cash flow: $-925/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

+139.2% since first listed

9 events — show timeline

• 2026-05-29 Pending — RMLS
• 2026-05-28 Listed $299,000 RMLS
• 2023-10-23 Sold (MLS) $175,000 RMLS
• 2023-08-18 Pending — RMLS
• 2023-08-01 Price Changed $189,000 RMLS
• 2023-07-05 Price Changed $199,000 RMLS
• 2023-06-27 Listed $225,000 RMLS
• 2014-11-21 Sold (Public Records) $57,000 Public Records
• 2008-08-01 Listed $125,000 OCMLS

Property tax history

+5.3%/yr

Latest (2025): $605 · +3.0% YoY. Source: county tax records.