205 SE Lynn Blvd #20 · Prineville, OR 97754

$88,900

4 bd · 2.0 ba · 880 sqft · Manufactured public records · 107 Days on market

Manufactured home Built 1972 Good condition $101/sqft · 15% below area Est $105k · 15% 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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.6

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 106 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.3% 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); 641 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $89k implies a 1382% 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 $80,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.83% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.79%
• DSCR: 2.64
• GRM: 4.5

CMA / ARV

• ARV (median comp): $105,000
• List price: $88,900
• Delta: -15.33%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 SE 6th St	0.35mi	3/1.0 (-1)	946 (+8%)	6mo	$321,500	$340	57
706 SE 5th St	0.28mi	3/1.0 (-1)	946 (+8%)	15mo	$350,000	$370	53
705 SE Elm St	0.11mi	3/2.0 (-1)	1,048 (+19%)	16mo	$285,000	$272	52
185 NW Harwood St #32	0.57mi	3/2.0 (-1)	960 (+9%)	8mo	$161,000	$168	46
407 SE 2nd St	0.35mi	3/1.0 (-1)	1,064 (+21%)	10mo	$275,000	$258	41
293 NE 7th St	0.79mi	3/1.0 (-1)	944 (+7%)	4mo	$300,000	$318	41
775 SE Juniper St	0.38mi	3/1.0 (-1)	1,008 (+14%)	10mo	$359,900	$357	40
185 NW Harwood Ave #98	0.57mi	3/2.0 (-1)	1,080 (+23%)	9mo	$150,000	$139	36
2240 SE Roadway Ln	1.20mi	3/1.5 (-1)	1,000 (+14%)	5mo	$334,000	$334	31
1298 NW Harwood St	1.22mi	3/1.0 (-1)	760 (-14%)	3mo	$293,400	$386	31
350 NE Mariposa Ave	1.30mi	3/1.0 (-1)	1,050 (+19%)	1mo	$350,000	$333	30
1552 NE Alabama Way	1.38mi	3/1.0 (-1)	1,054 (+20%)	9mo	$345,000	$327	24

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: 34.4%
• Equity multiple: 2.48×
• Total profit: $36,952
• Equity at exit: $13,255

10-year hold

• IRR: 42.0%
• Equity multiple: 5.28×
• Total profit: $106,448
• Equity at exit: $7,686

Cash invested: $24,892 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $775,000 ($718/sqft)
• Median days on market: 155 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -83.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97754

• Home prices YoY: -1.8%
• Rents YoY: 4.7%
• Active inventory: 641
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $763

Break-even live

Break-even rent $662

Max offer price $88,900

Occupancy floor 48%

Sensitivity live

Price	-10% $814	-5% $788	+0% $763	+5% $738	+10% $713
Rent	-10% $635	-5% $699	+0% $763	+5% $827	+10% $892
Rate	-1.0pp $808	-0.5pp $786	base $763	+0.5pp $740	+1.0pp $717

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: $22,225
• Closing costs: $2,667
• Club membership (one-time): —
• 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	62d	185	1.06mi

Property features AI

Finance

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

Exterior

• Parking: CarportDriveway
• Utilities: ElectricityPublic waterPublic sewer
• Home design: Manufactured home in a parkSingle-story (main level living)Resale
• Construction: Built in 1972Composition roofWood siding
• Exterior features: YardWood sidingPaved road access

Interior

• Kitchen: DishwasherDisposalFree-standing rangeMicrowaveWater purifier
• Bedrooms: Primary bedroom (Main level)Second bedroomThird bedroom
• Flooring: Laminate flooringWall-to-wall carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heatingNo central cooling
• Interior features: Laminate flooringWall-to-wall carpetWasher and dryer included
• Laundry & utility: Washer and dryer included

Listing history 50 events

1. 2026-08-08
   days on market $88,900 Active 107 DOM
2. 2026-08-07
   days on market $88,900 Active 106 DOM
3. 2026-08-06
   days on market $88,900 Active 105 DOM
4. 2026-08-05
   days on market $88,900 Active 104 DOM
5. 2026-08-04
   days on market $88,900 Active 103 DOM
6. 2026-08-03
   days on market $88,900 Active 102 DOM
7. 2026-07-31
   days on market $88,900 Active 99 DOM
8. 2026-07-30
   days on market $88,900 Active 98 DOM
9. 2026-07-29
   days on market $88,900 Active 97 DOM
10. 2026-07-27
    days on market $88,900 Active 95 DOM
11. 2026-07-25
    days on market $88,900 Active 93 DOM
12. 2026-07-23
    days on market $88,900 Active 91 DOM
13. 2026-07-22
    days on market $88,900 Active 90 DOM
14. 2026-07-21
    days on market $88,900 Active 89 DOM
15. 2026-07-18
    days on market $88,900 Active 86 DOM
16. 2026-07-16
    days on market $88,900 Active 84 DOM
17. 2026-07-16
    days on market $88,900 Active 83 DOM
18. 2026-07-14
    days on market $88,900 Active 82 DOM
19. 2026-07-13
    days on market $88,900 Active 81 DOM
20. 2026-07-12
    days on market $88,900 Active 80 DOM
21. 2026-07-11
    pricedays on market $88,900 Active 79 DOM
22. 2026-07-10
    days on market $93,500 Active 78 DOM
23. 2026-07-09
    days on market $93,500 Active 77 DOM
24. 2026-07-08
    days on market $93,500 Active 76 DOM
25. 2026-07-07
    days on market $93,500 Active 75 DOM
26. 2026-07-06
    days on market $93,500 Active 74 DOM
27. 2026-07-05
    days on market $93,500 Active 73 DOM
28. 2026-07-04
    days on market $93,500 Active 72 DOM
29. 2026-07-03
    days on market $93,500 Active 71 DOM
30. 2026-07-02
    days on market $93,500 Active 70 DOM
31. 2026-07-01
    days on market $93,500 Active 69 DOM
32. 2026-06-30
    days on market $93,500 Active 68 DOM
33. 2026-06-29
    days on market $93,500 Active 67 DOM
34. 2026-06-28
    days on market $93,500 Active 66 DOM
35. 2026-06-28
    days on market $93,500 Active 65 DOM
36. 2026-06-27
    days on market $93,500 Active 64 DOM
37. 2026-06-25
    days on market $93,500 Active 62 DOM
38. 2026-06-23
    days on market $93,500 Active 60 DOM
39. 2026-06-21
    days on market $93,500 Active 59 DOM
40. 2026-06-18
    days on market $93,500 Active 56 DOM
41. 2026-06-17
    days on market $93,500 Active 55 DOM
42. 2026-06-16
    days on market $93,500 Active 54 DOM
43. 2026-06-15
    days on market $93,500 Active 53 DOM
44. 2026-06-14
    days on market $93,500 Active 51 DOM
45. 2026-06-13
    days on market $93,500 Active 50 DOM
46. 2026-06-10
    days on market $93,500 Active 48 DOM
47. 2026-06-09
    days on market $93,500 Active 47 DOM
48. 2026-06-09
    price $93,500 Active 46 DOM
49. 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.

50. 2026-06-07
    days on market $99,000 Active 45 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: $239 · $20/mo
• Projected year-2 tax: $862 · $72/mo
• Expected delta: +$623/yr (+$52/mo · 260.3%)

ⓘ 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: $19,540
• − Mortgage interest: −$4,980
• − Property taxes: −$239
• − Insurance: −$444
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$2,586
• Taxable income: $8,164
• Est. tax owed @ 24.0%: −$1,959
• After-tax cash flow: $7,199/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $4,400–$13,200 screening

This manufactured home is in good condition with recent updates and improvements, making it a solid investment opportunity.

Components & finishes AI

Flooring laminate Counters granite Appliances black

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Stain or seal deck — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Crooked River Elementary School D OR #108/412 Nat'l #12,785/41,679 Middle Crook County Middle School F OR #48/128 Nat'l #6,708/14,009 High Crook County High School

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

B Composite livability gradescore 71/100

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 · 23,232 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: 12% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Property features AI

Finance

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

Exterior

• Parking: CarportDriveway
• Utilities: ElectricityPublic waterPublic sewer
• Home design: Manufactured home in a parkSingle-story (main level living)Resale
• Construction: Built in 1972Composition roofWood siding
• Exterior features: YardWood sidingPaved road access

Interior

• Kitchen: DishwasherDisposalFree-standing rangeMicrowaveWater purifier
• Bedrooms: Primary bedroom (Main level)Second bedroomThird bedroom
• Flooring: Laminate flooringWall-to-wall carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heatingNo central cooling
• Interior features: Laminate flooringWall-to-wall carpetWasher and dryer included
• Laundry & utility: Washer and dryer included

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.