185 NW Harwood St Spc 3 · Prineville, OR 97754

$175,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 135 Days on market

Built 1992 Est $168k · at est.

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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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +5.5/15.0
• 1% rule +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bedroom 2 bathroom home in Queens Garden Mobile Park, a 55+ park in the heart of Prineville! This home features a large living space with the living room open to the dining area and kitchen. Some fresh paint, A large primary bedroom and bathroom on one side of the home and 2 bedrooms and a bath on the other, a heat pump to keep you cool in the summer and warm in the winter, and a large carport to keep your vehicle protected from the weather. The front porch is covered and there is a shed for storage! Give us a call today!

Key facts

• Covered front porch
• Shed for storage
• Heat pump

Tags

• LARGE LIVING SPACE
• HEAT PUMP
• LARGE CARPORT
• COVERED FRONT PORCH
• SHED FOR STORAGE

Property features AI

Finance

• Financial info: Monthly land lease: $435
• HOA & community: Located in a senior community; CC&Rs apply

Exterior

• Parking: Asphalt and concrete driveway; Detached carport
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Mobile home (double wide) located in a park; One level; May remain in park; Built in 1992
• Construction: Composition roof; Metal skirting; Other foundation
• Exterior features: Fenced lot; Shed(s); Double pane windows with vinyl frames

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms (includes a primary bedroom)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Forced air; Heat pump (provides heating and central air)
• Interior features: Breakfast bar; Ceiling fans; Laminate countertops; Shower/tub combo; Vaulted ceilings; Walk-in closet
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $226 ($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 $169k (3.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.1% in Prineville — 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 71/100 on livability (#117 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: health & safety C-, commute F, employment F.
• 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.
• Zoned schools: Crook County Middle School (math 28% / reading 47%, grade F, #48 of 128 statewide, top 38%, 617 students, 36% FRL); Crook County High School (830 students, 30% FRL) — zoned schools average 33% FRL vs 53% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 534 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 135 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $175k implies a 1159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $167,552
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 NW Harwood St #23	0.07mi	3/2.0	1,296 (+5%)	2mo	$150,000	$116	86
185 NW Harwood St	0.00mi	2/2.0 (-1)	1,296 (+5%)	14mo	$159,000	$123	75
185 NW Harwood Ave Unit Sp 4	0.00mi	2/2.0 (-1)	1,296 (+5%)	14mo	$159,000	$123	75
185 NW Harwood Ave #98	0.00mi	3/2.0	1,080 (-12%)	7mo	$150,000	$139	73
185 NW Harwood Ave #13	0.00mi	2/1.0 (-1)	1,179 (-4%)	13mo	$160,000	$136	73
185 NW Harwood St #11	0.00mi	3/2.0	1,080 (-12%)	15mo	$164,540	$152	67
941 NW Cains Rd	0.53mi	2/2.0 (-1)	1,188 (-4%)	2mo	$310,000	$261	62
650 NW Harwood St Unit 29	0.39mi	3/2.0	1,232 (0%)	23mo	$120,000	$97	62
555 NW Beaver St	0.44mi	3/2.0	1,188 (-4%)	22mo	$355,000	$299	56

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-11,134
• Equity at exit: $26,093

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $20,918
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $226

Break-even live

Break-even rent $1,403

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 SW 2nd St Apt 1 Prineville, OR	2.0	1.0	1050	$1,395	$1.33	13d	1	0.25mi
197 SW 4th St Prineville, OR	2.0	1.0	900	$1,695	$1.88	44d	1	0.32mi
212 SE 5th St Unit 14 Prineville, OR	2.0	1.0	792	$1,250	$1.58	21d	1	0.46mi
288 SE 5th St Prineville, OR	3.0	2.5	1430	$1,800	$1.26	44d	2	0.47mi
850 NW 10th St Apt 19 Prineville, OR	2.0	1.0	830	$1,275	$1.54	44d	1	0.63mi
899 NW 10th St Prineville, OR	2.0	2.5	1200	$1,695	$1.41	44d	1	0.66mi
250 NE Saint Charles Way Prineville, OR	1.0–3.0	1.0–2.0	938	$2,260	$2.41	13d	185	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $175,000 Active 135 DOM
2. 2026-06-17
   days on market $175,000 Active 134 DOM
3. 2026-06-16
   days on market $175,000 Active 133 DOM
4. 2026-06-15
   days on market $175,000 Active 132 DOM
5. 2026-06-14
   days on market $175,000 Active 130 DOM
6. 2026-06-13
   days on market $175,000 Active 129 DOM
7. 2026-06-10
   days on market $175,000 Active 127 DOM
8. 2026-06-09
   days on market $175,000 Active 126 DOM
9. 2026-06-08
   days on market $175,000 Active 125 DOM
10. 2026-06-07
    days on market $175,000 Active 124 DOM
11. 2026-06-05
    days on market $175,000 Active 121 DOM
12. 2026-06-02
    days on market $175,000 Active 119 DOM
13. 2026-06-01
    days on market $175,000 Active 118 DOM
14. 2026-05-31
    days on market $175,000 Active 117 DOM
15. 2026-05-30
    pricedays on market $175,000 Active 116 DOM
16. 2026-05-23
    status Active
17. 2026-04-09
    historical Active Under Contract
18. 2026-01-30
    listed $185,000 Active
19. 2002-12-18
    soldstatus $13,900
20. 2002-05-31
    soldstatus $35,000
21. 2001-08-01
    soldstatus $25,350
22. 2000-07-25
    soldstatus $28,500
23. 2000-03-20
    soldstatus $40,000
24. 1999-05-24
    soldstatus $31,000
25. 1999-05-14
    soldstatus $31,500
26. 1999-04-06
    soldstatus $18,000
27. 1998-10-13
    soldstatus $27,569
28. 1998-08-26
    soldstatus $19,000
29. 1998-02-19
    soldstatus $28,000
30. 1997-11-06
    soldstatus $39,500
31. 1997-10-20
    soldstatus $14,000
32. 1997-10-01
    soldstatus $46,000
33. 1997-09-22
    soldstatus $25,000
34. 1997-06-02
    soldstatus $30,000
35. 1997-04-15
    soldstatus $32,000
36. 1997-03-03
    soldstatus $14,900
37. 1996-09-11
    soldstatus $26,000
38. 1996-06-05
    soldstatus $24,000
39. 1996-04-11
    soldstatus $34,000
40. 1996-02-21
    soldstatus $22,800
41. 1996-01-16
    soldstatus $21,895
42. 1995-12-07
    soldstatus $42,000
43. 1995-12-07
    soldstatus $27,000
44. 1995-11-29
    soldstatus $46,370
45. 1995-09-25
    soldstatus $20,000
46. 1995-08-08
    soldstatus $42,000
47. 1995-06-26
    soldstatus $28,000
48. 1995-05-11
    soldstatus $26,000
49. 1995-01-26
    soldstatus $21,600
50. 1995-01-20
    soldstatus $41,000

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$1,078/yr (+$90/mo · 173.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,270
• − Mortgage interest: −$9,803
• − Property taxes: −$620
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,091
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,747/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

• Score: 71/100
• State rank: #117
• US rank: #6885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prineville, OR
• County: Crook County · 22,960 people
• City population: 22,960
• 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

+428.6% since first listed

46 events — show timeline

• 2026-05-23 Relisted — MLSCO
• 2026-04-09 Contingent — MLSCO
• 2026-01-30 Listed $185,000 MLSCO
• 2002-12-18 Sold (Public Records) $13,900 Public Records
• 2002-05-31 Sold (Public Records) $35,000 Public Records
• 2001-08-01 Sold (Public Records) $25,350 Public Records
• 2000-07-25 Sold (Public Records) $28,500 Public Records
• 2000-03-20 Sold (Public Records) $40,000 Public Records
• 1999-05-24 Sold (Public Records) $31,000 Public Records
• 1999-05-14 Sold (Public Records) $31,500 Public Records
• 1999-04-06 Sold (Public Records) $18,000 Public Records
• 1998-10-13 Sold (Public Records) $27,569 Public Records
• 1998-08-26 Sold (Public Records) $19,000 Public Records
• 1998-02-19 Sold (Public Records) $28,000 Public Records
• 1997-11-06 Sold (Public Records) $39,500 Public Records
• 1997-10-20 Sold (Public Records) $14,000 Public Records
• 1997-10-01 Sold (Public Records) $46,000 Public Records
• 1997-09-22 Sold (Public Records) $25,000 Public Records
• 1997-06-02 Sold (Public Records) $30,000 Public Records
• 1997-04-15 Sold (Public Records) $32,000 Public Records
• 1997-03-03 Sold (Public Records) $14,900 Public Records
• 1996-09-11 Sold (Public Records) $26,000 Public Records
• 1996-06-05 Sold (Public Records) $24,000 Public Records
• 1996-04-11 Sold (Public Records) $34,000 Public Records
• 1996-02-21 Sold (Public Records) $22,800 Public Records
• 1996-01-16 Sold (Public Records) $21,895 Public Records
• 1995-12-07 Sold (Public Records) $27,000 Public Records
• 1995-12-07 Sold (Public Records) $42,000 Public Records
• 1995-11-29 Sold (Public Records) $46,370 Public Records
• 1995-09-25 Sold (Public Records) $20,000 Public Records
• 1995-08-08 Sold (Public Records) $42,000 Public Records
• 1995-06-26 Sold (Public Records) $28,000 Public Records
• 1995-05-11 Sold (Public Records) $26,000 Public Records
• 1995-01-26 Sold (Public Records) $21,600 Public Records
• 1995-01-20 Sold (Public Records) $41,000 Public Records
• 1994-11-29 Sold (Public Records) $20,000 Public Records
• 1994-11-14 Sold (Public Records) $22,855 Public Records
• 1994-09-12 Sold (Public Records) $23,000 Public Records
• 1994-08-22 Sold (Public Records) $20,610 Public Records
• 1994-05-01 Sold (Public Records) $22,000 Public Records
• 1993-10-01 Sold (Public Records) $25,000 Public Records
• 1993-03-11 Sold (Public Records) $18,000 Public Records
• 1992-10-01 Sold (Public Records) $29,000 Public Records
• 1992-07-31 Sold (Public Records) $35,000 Public Records
• 1992-06-01 Sold (Public Records) $18,000 Public Records
• 1992-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+24.4%/yr

Latest (2025): $620 · +159.9% YoY. Source: county tax records.