570 N 10th Ave #72 · Cornelius, OR 97113

$39,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 28 Days on market

Built 1971 Est $57k · 30% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CURRENT-REMODELED HOME IS READY TO MOVE IT!! Kitchen has been updated. All appliances stay: Refrigerator, Range, Washer/Dryer, NEW Heating and Cooling unit (energy efficient). Windows are energy efficient, new counter tops, built in "desk-computer" station on counter top w/ stool. Barn Door slider is Pantry, with built in wire racks. Closet with double racks next to it. Kitchen cabinets, barn door, counter tops, flooring, dishwasher and disposal-new 2 months ago. Newer light fixtures through-out home. New refrigerator this year. Windows are energy efficient, and plumbing under home has been redone. Freezer in shed works, and can stay also. * * * IRRIGATION TO WATER GRASS, FLOWE

Key facts

• Updated kitchen
• Massive deck
• Garage

Tags

• UPDATED KITCHEN
• ENERGY EFFICIENT WINDOWS
• BUILT IN DESK-COMPUTER STATION
• BARN DOOR SLIDER PANTRY
• IRRIGATION TO WATER GRASS
• MASSIVE DECK

Property features AI

Finance

• Other: Park offers on-site amenities including a furnished kitchen and gas fireplace in the community center
• Financial info: Monthly lot rent of $1,305; Land lease not required
• HOA & community: Community center with commons, meeting and party rooms; Gym and weight room; Laundry facilities; Recreation facilities; Road maintenance provided; Cable TV available; Pet policy allows 2 pets under 25 lbs; Located in Forest Hills Mobile Estates 55+ Community (park name)

Exterior

• Parking: Detached carport (1 space); On-street parking available; Total parking for 1 vehicle
• Utilities: Electric hot water; Electric fuel; Public water; Public sewer; Cable and other internet service available
• Home design: Manufactured home in a park; Residential property, not attached; Updated/remodeled condition; Main living all on one level; Built in 1971; Hillcrest manufacturer
• Construction: Composition roof; Skirting foundation
• Exterior features: Covered deck; Raised garden beds; Yard; Lap siding and metal siding; Level lot; Paved road access; Seasonal view

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Pantry; Updated/remodeled kitchen; Barn door(s); ENERGY STAR qualified appliances; Kitchen/dining room combo
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level; Main-floor bedroom with bath (accessible)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating with ENERGY STAR qualified equipment; Central air conditioning with EnergyStar-rated system
• Interior features: Ceiling fans; Laminate flooring; Washer and dryer included; Double-pane and storm windows with vinyl frames; Crawl space foundation access; Accessible features including minimal steps and main-floor utility room
• Laundry & utility: Utility room on the main level; Washer and dryer (listed under interior and kitchen features)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $978 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.7% vs local median 2.9% in Cornelius — 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 82/100 on livability (#47 in OR, #1,193 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-, cost of living C-.
• Forest Grove SD 15 (suburban): math 32% / reading 46% proficiency, ranked #111 of 183 in OR (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Echo Shaw Elementary School (377 students, 72% FRL); Neil Armstrong Middle School (math 24% / reading 75%, grade C, #26 of 128 statewide, top 21%, 826 students, 48% FRL); Forest Grove High School (1,977 students, 41% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 113 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,224 units permitted in Washington County in 2024 (242 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washington County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $40k implies a 299% gain — meaningful room to come down on a strong offer.

Recommended offer $39,301 (1.5% below list)

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 F-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. 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: 3.98% ✓
• Cap rate: 35.72%
• Cash-on-cash: 105.09%
• DSCR: 5.68
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $57,120
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
570 N 10th Ave #75	0.08mi	2/2.0	840 (0%)	4mo	$16,000	$19	89
507 N 19th Ave #2	0.36mi	2/1.0	840 (0%)	8mo	$30,000	$36	77
507 N 19th Ave #39	0.36mi	2/1.0	784 (-7%)	16mo	$69,000	$88	59
507 N 19th Ave #18	0.36mi	2/1.0	960 (+14%)	23mo	$65,000	$68	40

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: —
• Equity multiple: 6.00×
• Total profit: $55,872
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 12.55×
• Total profit: $128,989
• Equity at exit: $3,450

Cash invested: $11,172 (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 97113

• Active inventory: 113
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $978

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 33%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 N Davis St Cornelius, OR	2.0	1.0	750	$1,645	$2.19	1d	2	0.09mi
267 N 10th Ave Unit 125-11 Cornelius, OR	1.0	1.0	687	$1,375	$2.00	7d	1	0.24mi
281 N 10th Ave Cornelius, OR	1.0	1.0	585	$1,350	$2.31	1d	3	0.26mi
1250 E Baseline St Unit 4 Cornelius, OR	2.0	1.0	700	$1,280	$1.83	4d	1	0.33mi
120 N 7th Ave Unit D Cornelius, OR	2.0	2.0	1015	$1,699	$1.67	43d	1	0.36mi
110 N 7th Ave Apt C Cornelius, OR	2.0	2.0	1015	$1,749	$1.72	43d	1	0.36mi
110 N 7th Ave Apt A Cornelius, OR	2.0	2.0	1015	$1,609	$1.59	7d	1	0.36mi
100 N 7th Ave Apt B Cornelius, OR	2.0	2.0	1015	$1,599	$1.58	14d	1	0.38mi
100 N 7th Ave Unit A Cornelius, OR	2.0	2.0	1015	$1,595	$1.57	20d	1	0.38mi
101 N 7th Ave Apt D Cornelius, OR	2.0	1.5	936	$1,545	$1.65	14d	1	0.39mi
101 N 7th Ave Unit C Cornelius, OR	2.0	1.5	936	$1,499	$1.60	21d	1	0.39mi
299 N 5th Pl Cornelius, OR	2.0	2.0	956	$1,900	$1.99	43d	1	0.45mi
522 N Adair St #16 Cornelius, OR	1.0	1.0	600	$1,250	$2.08	43d	1	0.49mi
466 N Adair St #9 Cornelius, OR	1.0	1.0	600	$1,295	$2.16	10d	1	0.52mi
130 N 4th Ave Apt 18 Cornelius, OR	1.0	1.0	600	$1,295	$2.16	21d	1	0.53mi
130 N 4th Ave Apt 18 Cornelius, OR	1.0	1.0	600	$1,350	$2.25	44d	1	0.53mi
184 S 5th Ave Unit 164 Cornelius, OR	2.0	1.5	1114	$1,795	$1.61	14d	1	0.58mi
1318 S Ivy St Cornelius, OR	2.0	1.0	816	$1,795	$2.20	23d	1	0.80mi
1330 S Ivy St Cornelius, OR	2.0	1.0	816	$1,745	$2.14	23d	1	0.80mi
4300 Pacific Ave Forest Grove, OR	2.0	1.5	950	$1,645	$1.73	1d	5	0.83mi
1367 S Ivy St Apt B Cornelius, OR	2.0	1.0	800	$1,550	$1.94	43d	1	0.85mi
4204 Pacific Ave Forest Grove, OR	2.0	1.0	900	$1,500	$1.67	1d	1	0.89mi
2795 N Clark Ct Cornelius, OR	3.0	2.0	1100	$2,295	$2.09	17d	1	1.00mi
313 S Nectarine St Cornelius, OR	3.0	2.0	1114	$2,295	$2.06	20d	1	1.16mi
3802 Pacific Ave Forest Grove, OR	2.0	1.0–2.0	945	$2,035	$2.15	1d	12	1.18mi
1917 Poplar Pl Forest Grove, OR	1.0–3.0	1.0–2.0	929	$1,960	$2.11	1d	18	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $39,900 Active 28 DOM
2. 2026-06-17
   days on market $39,900 Active 27 DOM
3. 2026-06-16
   days on market $39,900 Active 26 DOM
4. 2026-06-15
   days on market $39,900 Active 25 DOM
5. 2026-06-13
   days on market $39,900 Active 23 DOM
6. 2026-06-09
   days on market $39,900 Active 19 DOM
7. 2026-06-08
   days on market $39,900 Active 18 DOM
8. 2026-06-07
   days on market $39,900 Active 17 DOM
9. 2026-06-05
   days on market $39,900 Active 14 DOM
10. 2026-06-03
    days on market $39,900 Active 13 DOM
11. 2026-06-02
    days on market $39,900 Active 12 DOM
12. 2026-06-01
    days on market $39,900 Active 11 DOM
13. 2026-05-31
    days on market $39,900 Active 10 DOM
14. 2026-05-22
    price $39,900
15. 2026-05-21
    listed $55,500 Active
16. 1990-06-03
    soldstatus $10,000
17. 1974-10-01
    soldstatus $9,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,050
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$1,161
• Taxable income: $11,808
• Est. tax owed @ 24.0%: −$2,834
• After-tax cash flow: $8,907/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: Forest Grove SD 15
• NCES district ID: 4105160
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $52,159
• Composite: 36.31/100
• National rank: #9395
• State rank: #111 of 183 in OR

Livability — Cornelius

• Score: 82/100
• State rank: #47
• US rank: #1193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cornelius, OR
• Population (ZIP): 15,621

Population outlook (Washington County) Hauer SSP2

• Today (2025): 674,042 people
• By 2030: 721,804 · +7.1%
• By 2040: 812,732 · +20.6%
• By 2050: 895,143 · +32.8%
• By 2075: 1,058,806 · +57.1%
• By 2100: 1,131,692 · +67.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 47% White 46% Two or more races 13% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Iranian 3% Italian 2% Portuguese 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 55% English-only · Spanish 42% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+34.0) · D 65.3% · R 31.3% · Other 3.4%
• 2008→2024 swing: +11.8pp toward D · 2008: 22.1pp · 2024: 34.0pp
• All cycles: 2024: D+34.0 2020: D+34.6 2016: D+26.7 2012: D+17.5 2008: D+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.16%
• Current HPI: 285.7514
• 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

+320.0% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $39,900 RMLS
• 2026-05-21 Listed $55,500 RMLS
• 1990-06-03 Sold (Public Records) $10,000 Public Records
• 1974-10-01 Sold (Public Records) $9,500 Public Records

Property tax history

-36.2%/yr

Latest (2015): $6 · +0.0% YoY. Source: county tax records.