7295 SE Weatherby Loop · Prineville Lake Acres, OR 97754

$199,900

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 151 Days on market

Built 1995 1.65 ac lot $168/sqft · 42% below area Est $344k · 42% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or homeowner, this price offers opportunity and potential with this twice-moved manufactured home; featuring a desirable split-bedroom layout with an open floorplan. Interior highlights include upgraded laminate and tile flooring, vaulted ceilings, skylights, and abundant natural light. Carpeted areas will require replacement, offering an opportunity to customize to your taste. Step out onto the back deck to enjoy stunning panoramic views overlooking slopping terrain and natural vistas. Multiple outbuildings provide additional storage and flexibility. The property includes a 10' x 20' storage shed, plus a detached heated studio with electricity--ideal for crafts, hobbies, office use, or guest overflow. The acreage is fully fenced and located on a low-traffic road, offering privacy and room for animals, equipment, recreational vehicles and more.

Key facts

• Split-bedroom layout
• Open floorplan
• Vaulted ceilings

Tags

• SPLIT-BEDROOM LAYOUT
• OPEN FLOORPLAN
• UPGRADED LAMINATE FLOORING
• UPGRADED TILE FLOORING
• VAULTED CEILINGS
• SKYLIGHTS

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 $217 ($3k/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 $190k (4.8% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.8% in Prineville Lake Acres — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Crook County SD (town): math 34% / reading 45% proficiency, ranked #19 of 58 in OR (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 534 active listings in the ZIP; solid renter incomes; 142 units permitted in Crook County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Crook County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $88k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

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

Questions for the listing agent

1. It's been on market 151 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $344,334
• List price: $199,900
• Delta: -41.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14140 SE Winchester Loop	0.66mi	3/2.0	1,188 (0%)	11mo	$449,900	$379	60
7394 SE Walther Loop	0.68mi	3/2.0	1,056 (-11%)	3mo	$249,900	$237	47

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-15,341
• Equity at exit: $29,806

10-year hold

• IRR: 4.1%
• Equity multiple: 1.32×
• Total profit: $18,131
• Equity at exit: $17,284

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 97754

• Home prices YoY: -1.8%
• Rents YoY: 4.7%
• Active inventory: 534
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $217

Break-even live

Break-even rent $1,628

Max offer price $199,900

Occupancy floor 84%

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: —

Listing history 35 events

1. 2026-06-18
   days on market $199,900 Active 151 DOM
2. 2026-06-17
   days on market $199,900 Active 150 DOM
3. 2026-06-16
   remarks 689-char remark
4. 2026-06-16
   price $199,900 Active 149 DOM
5. 2026-06-16
   days on market $219,900 Active 149 DOM
6. 2026-06-15
   days on market $219,900 Active 148 DOM
7. 2026-06-14
   days on market $219,900 Active 146 DOM
8. 2026-06-13
   days on market $219,900 Active 145 DOM
9. 2026-06-10
   days on market $219,900 Active 143 DOM
10. 2026-06-09
    days on market $219,900 Active 142 DOM
11. 2026-06-08
    days on market $219,900 Active 141 DOM
12. 2026-06-07
    remarks 658-char remark
13. 2026-06-07
    pricedays on market $219,900 Active 140 DOM
14. 2026-06-05
    days on market $231,000 Active 137 DOM
15. 2026-06-02
    days on market $231,000 Active 135 DOM
16. 2026-06-01
    days on market $231,000 Active 134 DOM
17. 2026-05-31
    days on market $231,000 Active 133 DOM
18. 2026-05-30
    days on market $231,000 Active 132 DOM
19. 2026-05-20
    status Active 865-char remark

    Show marketing remark (865 chars)

    Investor or homeowner, this price offers opportunity and potential with this twice-moved manufactured home; featuring a desirable split-bedroom layout with an open floorplan. Interior highlights include upgraded laminate and tile flooring, vaulted ceilings, skylights, and abundant natural light. Carpeted areas will require replacement, offering an opportunity to customize to your taste. Step out onto the back deck to enjoy stunning panoramic views overlooking slopping terrain and natural vistas. Multiple outbuildings provide additional storage and flexibility. The property includes a 10' x 20' storage shed, plus a detached heated studio with electricity--ideal for crafts, hobbies, office use, or guest overflow. The acreage is fully fenced and located on a low-traffic road, offering privacy and room for animals, equipment, recreational vehicles and more.

20. 2026-05-17
    historical 865-char remark

    Show marketing remark (865 chars)

    Investor or homeowner, this price offers opportunity and potential with this twice-moved manufactured home; featuring a desirable split-bedroom layout with an open floorplan. Interior highlights include upgraded laminate and tile flooring, vaulted ceilings, skylights, and abundant natural light. Carpeted areas will require replacement, offering an opportunity to customize to your taste. Step out onto the back deck to enjoy stunning panoramic views overlooking slopping terrain and natural vistas. Multiple outbuildings provide additional storage and flexibility. The property includes a 10' x 20' storage shed, plus a detached heated studio with electricity--ideal for crafts, hobbies, office use, or guest overflow. The acreage is fully fenced and located on a low-traffic road, offering privacy and room for animals, equipment, recreational vehicles and more.

21. 2026-04-21
    price $242,900 865-char remark

    Show marketing remark (865 chars)

    Investor or homeowner, this price offers opportunity and potential with this twice-moved manufactured home; featuring a desirable split-bedroom layout with an open floorplan. Interior highlights include upgraded laminate and tile flooring, vaulted ceilings, skylights, and abundant natural light. Carpeted areas will require replacement, offering an opportunity to customize to your taste. Step out onto the back deck to enjoy stunning panoramic views overlooking slopping terrain and natural vistas. Multiple outbuildings provide additional storage and flexibility. The property includes a 10' x 20' storage shed, plus a detached heated studio with electricity--ideal for crafts, hobbies, office use, or guest overflow. The acreage is fully fenced and located on a low-traffic road, offering privacy and room for animals, equipment, recreational vehicles and more.

22. 2026-03-24
    price $254,900 865-char remark

    Show marketing remark (865 chars)

    Investor or homeowner, this price offers opportunity and potential with this twice-moved manufactured home; featuring a desirable split-bedroom layout with an open floorplan. Interior highlights include upgraded laminate and tile flooring, vaulted ceilings, skylights, and abundant natural light. Carpeted areas will require replacement, offering an opportunity to customize to your taste. Step out onto the back deck to enjoy stunning panoramic views overlooking slopping terrain and natural vistas. Multiple outbuildings provide additional storage and flexibility. The property includes a 10' x 20' storage shed, plus a detached heated studio with electricity--ideal for crafts, hobbies, office use, or guest overflow. The acreage is fully fenced and located on a low-traffic road, offering privacy and room for animals, equipment, recreational vehicles and more.

23. 2026-02-16
    price $273,500 865-char remark

    Show marketing remark (865 chars)

    Investor or homeowner, this price offers opportunity and potential with this twice-moved manufactured home; featuring a desirable split-bedroom layout with an open floorplan. Interior highlights include upgraded laminate and tile flooring, vaulted ceilings, skylights, and abundant natural light. Carpeted areas will require replacement, offering an opportunity to customize to your taste. Step out onto the back deck to enjoy stunning panoramic views overlooking slopping terrain and natural vistas. Multiple outbuildings provide additional storage and flexibility. The property includes a 10' x 20' storage shed, plus a detached heated studio with electricity--ideal for crafts, hobbies, office use, or guest overflow. The acreage is fully fenced and located on a low-traffic road, offering privacy and room for animals, equipment, recreational vehicles and more.

24. 2026-01-15
    listed $287,750 Active 865-char remark

    Show marketing remark (865 chars)

    Investor or homeowner, this price offers opportunity and potential with this twice-moved manufactured home; featuring a desirable split-bedroom layout with an open floorplan. Interior highlights include upgraded laminate and tile flooring, vaulted ceilings, skylights, and abundant natural light. Carpeted areas will require replacement, offering an opportunity to customize to your taste. Step out onto the back deck to enjoy stunning panoramic views overlooking slopping terrain and natural vistas. Multiple outbuildings provide additional storage and flexibility. The property includes a 10' x 20' storage shed, plus a detached heated studio with electricity--ideal for crafts, hobbies, office use, or guest overflow. The acreage is fully fenced and located on a low-traffic road, offering privacy and room for animals, equipment, recreational vehicles and more.

25. 2024-10-09
    historical
26. 2024-08-08
    listed $340,000 Active
27. 2021-04-23
    soldstatus $302,500 Closed
28. 2021-04-23
    soldstatus $302,500
29. 2021-03-11
    status Pending
30. 2021-03-11
    price $302,500
31. 2021-02-11
    price $310,000
32. 2021-01-06
    listed $315,000 Active
33. 2017-09-26
    soldstatus $28,750
34. 2017-08-28
    soldstatus $12,000
35. 2006-01-06
    soldstatus $35,000

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$84/yr (+$7/mo · 4.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 5 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,836
• − Mortgage interest: −$11,198
• − Property taxes: −$1,856
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,815
• Taxable loss: −$686
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $2,770/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: Crook County SD
• NCES district ID: 4103720
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $41,394
• Composite: 33.22/100
• National rank: #5527
• State rank: #19 of 58 in OR

Livability — Prineville Lake Acres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Prineville Lake Acres, OR
• County: Crook County · 22,960 people
• Metro: Prineville, OR
• Population (ZIP): 22,960
• Household income: $77,199
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 481.0

Population outlook (Crook County) Hauer SSP2

• Today (2025): 23,232 people
• By 2030: 23,833 · +2.6%
• By 2040: 24,531 · +5.6%
• By 2050: 24,639 · +6.1%
• By 2075: 24,026 · +3.4%
• By 2100: 21,419 · -7.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Portuguese 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Crook

• 2024 margin: Solid R (+50.8) · D 23.5% · R 74.3% · Other 2.2%
• 2008→2024 swing: -24.3pp toward R · 2008: -26.4pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+48.5 2016: R+49.8 2012: R+36.5 2008: R+26.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.01%
• Current HPI: 533.6457
• Rent YoY: ▲ 4.67%
• Metro: Prineville, 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

+594.0% since first listed

17 events — show timeline

• 2026-05-20 Relisted — MLSCO
• 2026-05-17 Listing Removed — MLSCO
• 2026-04-21 Price Changed $242,900 MLSCO
• 2026-03-24 Price Changed $254,900 MLSCO
• 2026-02-16 Price Changed $273,500 MLSCO
• 2026-01-15 Listed $287,750 MLSCO
• 2024-10-09 Listing Removed — MLSCO
• 2024-08-08 Listed $340,000 MLSCO
• 2021-04-23 Sold (Public Records) $302,500 Public Records
• 2021-04-23 Sold (MLS) $302,500 MLSCO
• 2021-03-11 Pending — MLSCO
• 2021-03-11 Price Changed $302,500 MLSCO
• 2021-02-11 Price Changed $310,000 MLSCO
• 2021-01-06 Listed $315,000 MLSCO
• 2017-09-26 Sold (Public Records) $28,750 Public Records
• 2017-08-28 Sold (Public Records) $12,000 Public Records
• 2006-01-06 Sold (Public Records) $35,000 Public Records

Property tax history

+34.7%/yr

Latest (2025): $1,856 · +2.1% YoY. Source: county tax records.