205 SE Lynn Blvd #20 · Prineville, OR 97754

$93,500

4 bd · 2.0 ba · 880 sqft · Manufactured public records · 56 Days on market

Built 1972 $106/sqft · 15% below area Est $110k · 15% under

---

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 +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Great price for so many updates! Double wide in family friendly park that has been well loved. Updated floors in living room and kitchen, newer paint throughout most of inside and out. Newer roof and many of the windows have been replaced in living room and most bedrooms. Bathrooms have been updated with newer toilets and showers. Carport and storage shed included. Decking has recently been stained.

Key facts

• Built 1972
• Listed 56 days

Property features AI

Finance

• Other: Manufacturer: HOMETTE; Main level area approximately 880 (assessor)
• Financial info: Lot rent listed monthly
• HOA & community: Community provides sewer, trash and water; Located in Dunaway Mobile Home Court (not senior-only)

Exterior

• Parking: Carport; Driveway
• Utilities: Electricity; Public water; Public sewer
• Home design: Manufactured home in a park; Single-story (main level living); Resale
• Construction: Built in 1972; Composition roof; Wood siding
• Exterior features: Yard; Wood siding; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Microwave; Water purifier
• Bedrooms: Primary bedroom (Main level); Second bedroom; Third bedroom
• Flooring: Laminate flooring; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating; No central cooling
• Interior features: Laminate flooring; Wall-to-wall carpet; Washer and dryer included
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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: Crooked River Elementary School (math 54% / reading 44%, grade D, #108 of 412 statewide, top 31%, 506 students, 64% FRL); 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).
• Market conditions: Rents rising fast (+4.7%/yr); 534 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 142 units permitted in Crook County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $646 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $94k implies a 1458% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $90,695 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.22% ✓
• Cap rate: 20.25%
• Cash-on-cash: 49.83%
• DSCR: 3.22
• GRM: 3.8

CMA / ARV

• ARV (median comp): $110,000
• List price: $93,500
• Delta: -15.00%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 NW Harwood St #32	0.57mi	3/2.0 (-1)	960 (+9%)	7mo	$161,000	$168	48

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: 49.3%
• Equity multiple: 3.20×
• Total profit: $57,600
• Equity at exit: $13,941

10-year hold

• IRR: 55.5%
• Equity multiple: 6.89×
• Total profit: $154,224
• Equity at exit: $8,084

Cash invested: $26,180 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,087

Break-even live

Break-even rent $695

Max offer price $93,500

Occupancy floor 43%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 NE Saint Charles Way Prineville, OR	1.0–3.0	1.0–2.0	938	$2,260	$2.41	13d	185	1.06mi

Listing history 50 events

1. 2026-06-18
   days on market $93,500 Active 56 DOM
2. 2026-06-17
   days on market $93,500 Active 55 DOM
3. 2026-06-16
   days on market $93,500 Active 54 DOM
4. 2026-06-15
   days on market $93,500 Active 53 DOM
5. 2026-06-14
   days on market $93,500 Active 51 DOM
6. 2026-06-13
   days on market $93,500 Active 50 DOM
7. 2026-06-10
   days on market $93,500 Active 48 DOM
8. 2026-06-09
   days on market $93,500 Active 47 DOM
9. 2026-06-09
   price $93,500 Active 46 DOM
10. 2026-06-08
    days on market $99,000 Active 46 DOM

    Show marketing remark (402 chars)

    Great price for so many updates! Double wide in family friendly park that has been well loved. Updated floors in living room and kitchen, newer paint throughout most of inside and out. Newer roof and many of the windows have been replaced in living room and most bedrooms. Bathrooms have been updated with newer toilets and showers. Carport and storage shed included. Decking has recently been stained.

11. 2026-06-07
    days on market $99,000 Active 45 DOM
12. 2026-06-05
    days on market $99,000 Active 42 DOM
13. 2026-06-02
    days on market $99,000 Active 40 DOM
14. 2026-06-01
    days on market $99,000 Active 39 DOM
15. 2026-05-31
    days on market $99,000 Active 38 DOM
16. 2026-05-30
    days on market $99,000 Active 37 DOM
17. 2026-04-23
    listed $99,000 Active 415-char remark

    Show marketing remark (402 chars)

    Great price for so many updates! Double wide in family friendly park that has been well loved. Updated floors in living room and kitchen, newer paint throughout most of inside and out. Newer roof and many of the windows have been replaced in living room and most bedrooms. Bathrooms have been updated with newer toilets and showers. Carport and storage shed included. Decking has recently been stained.

18. 2026-04-23
    listed $99,000 Active 402-char remark

    Show marketing remark (402 chars)

    Great price for so many updates! Double wide in family friendly park that has been well loved. Updated floors in living room and kitchen, newer paint throughout most of inside and out. Newer roof and many of the windows have been replaced in living room and most bedrooms. Bathrooms have been updated with newer toilets and showers. Carport and storage shed included. Decking has recently been stained.

19. 2021-09-22
    historical
20. 2021-08-31
    price $74,900
21. 2021-07-04
    price $80,000
22. 2021-06-22
    listed $90,000 Active
23. 2002-05-01
    soldstatus $6,000
24. 2002-05-01
    soldstatus $25,000
25. 2001-11-01
    soldstatus $15,000
26. 2000-02-07
    soldstatus $7,000
27. 1998-10-09
    soldstatus $28,000
28. 1998-08-03
    soldstatus $16,200
29. 1998-07-21
    soldstatus $21,500
30. 1998-05-22
    soldstatus $12,000
31. 1998-05-18
    soldstatus $5,300
32. 1998-04-10
    soldstatus $8,000
33. 1998-03-20
    soldstatus $13,142
34. 1997-11-18
    soldstatus $13,850
35. 1997-04-21
    soldstatus $9,500
36. 1997-03-18
    soldstatus $7,500
37. 1996-11-05
    soldstatus $1,125,000
38. 1996-08-02
    soldstatus $12,000
39. 1996-07-01
    soldstatus $20,000
40. 1996-06-06
    soldstatus $11,000
41. 1996-05-17
    soldstatus $17,500
42. 1996-04-22
    soldstatus $10,000
43. 1996-02-29
    soldstatus $5,500
44. 1996-02-12
    soldstatus $7,885
45. 1995-11-14
    soldstatus $26,000
46. 1995-10-10
    soldstatus $10,500
47. 1995-06-02
    soldstatus $19,595
48. 1994-12-13
    soldstatus $32,500
49. 1992-03-06
    soldstatus $16,500
50. 1991-07-29
    soldstatus $7,500

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $907 · $76/mo
• Expected delta: +$668/yr (+$56/mo · 279.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,856
• − Mortgage interest: −$5,237
• − Property taxes: −$239
• − Insurance: −$468
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$2,720
• Taxable income: $12,215
• Est. tax owed @ 24.0%: −$2,932
• After-tax cash flow: $10,114/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

+274.0% since first listed

55 events — show timeline

• 2026-06-08 Price Changed $93,500 RMLS
• 2026-06-08 Price Changed $93,500 MLSCO
• 2026-04-23 Listed $99,000 MLSCO
• 2026-04-23 Listed $99,000 RMLS
• 2021-09-22 Listing Removed — MLSCO
• 2021-08-31 Price Changed $74,900 MLSCO
• 2021-07-04 Price Changed $80,000 MLSCO
• 2021-06-22 Listed $90,000 MLSCO
• 2002-05-01 Sold (Public Records) $25,000 Public Records
• 2002-05-01 Sold (Public Records) $6,000 Public Records
• 2001-11-01 Sold (Public Records) $15,000 Public Records
• 2000-02-07 Sold (Public Records) $7,000 Public Records
• 1998-10-09 Sold (Public Records) $28,000 Public Records
• 1998-08-03 Sold (Public Records) $16,200 Public Records
• 1998-07-21 Sold (Public Records) $21,500 Public Records
• 1998-05-22 Sold (Public Records) $12,000 Public Records
• 1998-05-18 Sold (Public Records) $5,300 Public Records
• 1998-04-10 Sold (Public Records) $8,000 Public Records
• 1998-03-20 Sold (Public Records) $13,142 Public Records
• 1997-11-18 Sold (Public Records) $13,850 Public Records
• 1997-04-21 Sold (Public Records) $9,500 Public Records
• 1997-03-18 Sold (Public Records) $7,500 Public Records
• 1996-11-05 Sold (Public Records) $1,125,000 Public Records
• 1996-08-02 Sold (Public Records) $12,000 Public Records
• 1996-07-01 Sold (Public Records) $20,000 Public Records
• 1996-06-06 Sold (Public Records) $11,000 Public Records
• 1996-05-17 Sold (Public Records) $17,500 Public Records
• 1996-04-22 Sold (Public Records) $10,000 Public Records
• 1996-02-29 Sold (Public Records) $5,500 Public Records
• 1996-02-12 Sold (Public Records) $7,885 Public Records
• 1995-11-14 Sold (Public Records) $26,000 Public Records
• 1995-10-10 Sold (Public Records) $10,500 Public Records
• 1995-06-02 Sold (Public Records) $19,595 Public Records
• 1994-12-13 Sold (Public Records) $32,500 Public Records
• 1992-03-06 Sold (Public Records) $16,500 Public Records
• 1991-07-29 Sold (Public Records) $7,500 Public Records
• 1991-07-25 Sold (Public Records) $7,000 Public Records
• 1991-06-27 Sold (Public Records) $14,500 Public Records
• 1991-03-01 Sold (Public Records) $15,152 Public Records
• 1991-01-02 Sold (Public Records) $16,000 Public Records
• 1990-11-13 Sold (Public Records) $8,000 Public Records
• 1990-08-20 Sold (Public Records) $8,000 Public Records
• 1990-06-01 Sold (Public Records) $7,500 Public Records
• 1989-08-01 Sold (Public Records) $11,000 Public Records
• 1989-08-01 Sold (Public Records) $13,500 Public Records
• 1989-04-01 Sold (Public Records) $24,000 Public Records
• 1988-06-01 Sold (Public Records) $15,000 Public Records
• 1988-04-01 Sold (Public Records) $7,500 Public Records
• 1987-11-01 Sold (Public Records) $16,878 Public Records
• 1987-09-01 Sold (Public Records) $10,000 Public Records
• 1986-10-01 Sold (Public Records) $8,500 Public Records
• 1985-11-01 Sold (Public Records) $22,960 Public Records
• 1985-09-01 Sold (Public Records) $7,500 Public Records
• 1985-09-01 Sold (Public Records) $15,900 Public Records
• 1985-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+42.1%/yr

Latest (2025): $239 · +2.5% YoY. Source: county tax records.