1999 Jansen Way #41 · Woodburn, OR 97071

$85,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 6 Days on market

Built 1972

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light and bright 2-bedroom, 2-bath double-wide manufactured home offering approximately 1,344 square feet of comfortable living space in Woodburn Senior Estates Manufactured Home Park. This inviting home features a practical floor plan, abundant natural light, a carport, and newer appliances. The kitchen offers a built-in oven, stovetop, refrigerator, dishwasher, and microwave. Washer and dryer are also included. Furnace and air conditioning are estimated at approximately 4 years old.

Key facts

• Practical floor plan
• Newer appliances
• Carport

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• PRACTICAL FLOOR PLAN
• ABUNDANT NATURAL LIGHT
• CARPORT
• NEWER APPLIANCES
• BUILT-IN OVEN

Property features AI

Finance

• Other: Located in a managed mobile home park (Park: Woodburn SENIOR ESTATES M.H.P.)
• Financial info: Land lease in effect (expires January 31, 2027)
• HOA & community: Senior community; Community amenities: commons, laundry, management, meeting/party room; Space rent $875 monthly (land lease)

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Electric service (fuel: electricity)
• Home design: Manufactured home in park (not attached); One level; Territorial view
• Construction: Built in 1972; Aluminum and lap siding exterior; Pillar/post/pier foundation with skirting; Other roof material
• Exterior features: Porch; Yard; Outbuilding; Level lot on a paved, public road

Interior

• Kitchen: Built-in range/oven; Dishwasher; Microwave; Free-standing refrigerator; Laminate flooring in kitchen
• Bedrooms: Primary bedroom on main with ensuite and double closet; Second bedroom on main
• Flooring: Laminate flooring; Vinyl flooring; Wall-to-wall carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling; Electric hot water
• Interior features: Main-floor one-level living; Accessible features including walk-in shower and natural lighting; Utility room on main with washer/dryer; Aluminum-framed windows; Laminate flooring, vinyl flooring, and wall-to-wall carpet
• Laundry & utility: Utility room with washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.4% 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: Lincoln Elementary School (574 students, 73% FRL); French Prairie Middle School (587 students, 72% FRL); Woodburn Success (79 students, 68% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 306 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 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.
• Current owner paid $34k; list at $85k implies a 154% gain — meaningful room to come down on a strong offer.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1972 — 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: 1.96% ✓
• Cap rate: 17.45%
• Cash-on-cash: 39.84%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $41,664
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1999 Jansen Way #22	0.00mi	3/2.0 (+1)	1,300 (-3%)	8mo	$40,000	$31	83
1999 Jansen Way #43	0.00mi	2/2.0	1,440 (+7%)	8mo	$92,000	$64	81
1999 Jansen Way #35	0.00mi	3/2.0 (+1)	1,152 (-14%)	8mo	$29,000	$25	65
1999 Jansen Way	0.00mi	3/2.0 (+1)	1,152 (-14%)	8mo	$29,000	$25	64

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: 36.1%
• Equity multiple: 2.53×
• Total profit: $36,443
• Equity at exit: $12,674

10-year hold

• IRR: 42.8%
• Equity multiple: 5.04×
• Total profit: $96,081
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $790

Break-even live

Break-even rent $668

Max offer price $85,000

Occupancy floor 48%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Newberg Hwy Woodburn, OR	2.0	1.0	960	$1,795	$1.87	1d	1	0.88mi
1208 Newberg Hwy Unit 103-A Woodburn, OR	2.0	1.0	960	$1,795	$1.87	43d	1	0.88mi
1560 Newberg Hwy Unit 180-29 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	43d	1	0.89mi
1560 Newberg Hwy Unit 180-25 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	13d	1	0.89mi
2100 Arney Ln Woodburn, OR	1.0–2.0	1.0–2.0	887	$1,999	$2.25	3d	13	1.00mi
1341 W Hayes St Unit 02 Woodburn, OR	2.0	1.0	891	$1,495	$1.68	43d	1	1.07mi
300 S Evergreen Rd Woodburn, OR	1.0–2.0	1.0–2.0	774	$1,770	$2.29	12d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $85,000 Active 6 DOM
2. 2026-06-17
   days on market $85,000 Active 5 DOM
3. 2026-06-16
   days on market $85,000 Active 4 DOM
4. 2026-06-15
   days on market $85,000 Active 3 DOM
5. 2026-06-14
   remarks 489-char remark
6. 2026-06-14
   listed $85,000 Active 1 DOM

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$266/yr (+$22/mo · 47.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,019
• − Mortgage interest: −$4,761
• − Property taxes: −$559
• − Insurance: −$425
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$2,473
• Taxable income: $8,598
• Est. tax owed @ 24.0%: −$2,064
• After-tax cash flow: $7,419/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

+153.7% since first listed

3 events — show timeline

• 2026-06-12 Listed $85,000 WVMLS
• 2026-06-12 Listed $85,000 RMLS
• 1991-03-19 Sold (Public Records) $33,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $559 · +2.0% YoY. Source: county tax records.