612 N Cascade Dr #13 · Woodburn, OR 97071

$62,500

2 bd · 2.0 ba · 802 sqft · Manufactured public records · 7 Days on market

Built 1971 Est $46k · 37% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 2bed/2ba Marlette located in Driftwood Mobile Home Park in Woodburn with convenient access to amenities. This well-maintained home features A/C, custom interior storage plus a beautiful built-in in the dining room, newer interior paint, a new W/ D and new stove as well as updated lighting throughout. The kitchen has a custom cold cupboard and all appliances, including the portable dishwasher, stay with the home making move-in day easy!

Key facts

• Portable dishwasher
• Custom cold cupboard
• Built-in dining room

Tags

• CUSTOM INTERIOR STORAGE
• BUILT-IN DINING ROOM
• CUSTOM COLD CUPBOARD
• PORTABLE DISHWASHER
• INDOOR FLEX SPACE
• LARGE PANTRY

Property features AI

Finance

• Other: No home warranty; No assessments/liens reported; Inclusions: wardrobe/vanity, portable dishwasher, storage shelves; Exclusions: personal property and potted plants; Possession: after COE
• HOA & community: Located in Driftwood Mobile Home Park (adult park); Affordable space rent

Exterior

• Parking: Carport with front-door access; 2 garage spaces
• Utilities: City water; City sewer; Electric water heater
• Home design: Single-wide mobile home; Front door under carport; Exterior painted white; Adult park placement (Driftwood MHP)
• Construction: Built in 1971; T111 siding; Pier foundation; Metal or aluminum roof; Marlette manufactured home (Serial H12265FB3TW)
• Exterior features: Fully fenced yard; Patio; Landscaped with native plants and trees; Custom shutters; Large shed with electrical; Additional garden shed; Outbuilding(s) and storage shelves

Interior

• Kitchen: Electric range (built-in) with microwave included; Dishwasher (portable included); Cold cupboard; All appliances stay with the home
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two bathrooms on the main level
• Heating & cooling: Electric heating; Hot water heating; Central air conditioning
• Interior features: High-speed internet access available; Custom interior storage; Built-in dining room feature; Indoor flex room at the front of the home; Large pantry off the kitchen; Disposal
• Laundry & utility: New washer and dryer; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Cap rate 23.3% 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: Nellie Muir Elementary School (435 students, 72% FRL); Woodburn Success (79 students, 68% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 306 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 + 2.9% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $62,500

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.55% ✓
• Cap rate: 23.29%
• Cash-on-cash: 60.69%
• DSCR: 3.70
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $45,714
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 N Cascade Dr #19	0.00mi	2/1.0	800 (-0%)	1mo	$40,000	$50	95
612 N Cascade Dr #10	0.00mi	2/1.0	784 (-2%)	17mo	$45,000	$57	78

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 59.4%
• Equity multiple: 3.64×
• Total profit: $46,133
• Equity at exit: $9,319

10-year hold

• IRR: 64.1%
• Equity multiple: 7.42×
• Total profit: $112,312
• Equity at exit: $5,404

Cash invested: $17,500 (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

• Rents YoY: 2.9%
• Active inventory: 306
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$328
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $885

Break-even live

Break-even rent $472

Max offer price $62,500

Occupancy floor 39%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 W Hayes St Unit 02 Woodburn, OR	2.0	1.0	891	$1,495	$1.68	43d	1	0.20mi
1560 Newberg Hwy Unit 180-25 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	13d	1	0.23mi
1560 Newberg Hwy Unit 180-29 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	43d	1	0.23mi
770 Evergreen Rd Unit 06 Woodburn, OR	1.0	1.0	720	$1,250	$1.74	23d	1	0.34mi
1208 Newberg Hwy Unit 103-A Woodburn, OR	2.0	1.0	960	$1,795	$1.87	43d	1	0.34mi
1208 Newberg Hwy Woodburn, OR	2.0	1.0	960	$1,795	$1.87	1d	1	0.34mi
300 S Evergreen Rd Woodburn, OR	1.0–2.0	1.0–2.0	774	$1,770	$2.29	12d	1	0.55mi
1123 N 3rd St Unit 1125 Woodburn, OR	2.0	1.0	777	$1,595	$2.05	13d	1	0.78mi
311 S Evergreen Rd Woodburn, OR	1.0–2.0	1.0–2.0	882	$1,780	$2.02	1d	1	0.86mi
477 Broadway St Unit 1 Woodburn, OR	2.0	1.0	684	$1,495	$2.19	43d	1	0.88mi
2100 Arney Ln Woodburn, OR	1.0–2.0	1.0–2.0	887	$1,999	$2.25	3d	13	0.94mi
1601 N Front St Woodburn, OR	2.0	1.0	828	$1,280	$1.55	1d	1	1.00mi
398 Stacy Allison Way Woodburn, OR	1.0–3.0	1.0–2.0	1008	$2,087	$2.07	2d	108	1.00mi
1398 E Cleveland St Woodburn, OR	2.0	1.5	992	$1,595	$1.61	1d	1	1.29mi
1430 E Cleveland St Woodburn, OR	2.0	2.0	860	$1,708	$1.99	1d	3	1.32mi
1458 E Cleveland St Woodburn, OR	1.0	1.0	608	$1,295	$2.13	23d	1	1.36mi
8123 McCormick St Woodburn, OR	3.0	1.0	1100	$2,250	$2.05	13d	1	1.45mi

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-08
   listed $62,500 Active
3. 2026-05-08
   soldstatus Sold
4. 2026-04-28
   listed $62,500 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: $227 · $19/mo
• Projected year-2 tax: $606 · $51/mo
• Expected delta: +$379/yr (+$32/mo · 166.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,106
• − Mortgage interest: −$3,501
• − Property taxes: −$227
• − Insurance: −$312
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$1,818
• Taxable income: $10,190
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $8,175/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
• County: Marion County · 258,219 people
• City population: 33,123
• Metro: Salem, OR
• Population (ZIP): 33,123
• Household income: $70,938
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1039.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 34% Two or more races 22% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Scotch-Irish 2% Lithuanian 2% Romanian 2%
• Foreign-born: 30% · Canada, China
• Languages at home: 43% English-only · Spanish 53% Russian/Polish/Slavic 2%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -353.43%
• Current HPI: 297.3113
• Rent YoY: ▲ 2.94%
• Metro: Salem, 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

+0.0% since first listed

4 events — show timeline

• 2026-05-14 Pending — WVMLS
• 2026-05-08 Listed $62,500 WVMLS
• 2026-05-08 Sold (MLS) — WVMLS
• 2026-04-28 Listed $62,500 WVMLS

Property tax history

+5.6%/yr

Latest (2017): $227 · +12.0% YoY. Source: county tax records.