755 NE Circle Blvd #60 · Corvallis, OR 97330

$110,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 206 Days on market

Manufactured home Built 1978 Fair condition $82/sqft · 25% below area Est $147k · 25% 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
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.6

Listing remarks MLS

Move-in ready 3 BR/2 BA home in excellent condition centrally located in Corvallis near hospital, shopping & services. 1,344 SF open floor plan with numerous recent updates including new vinyl plank flooring, fresh interior paint (2025), exterior paint (2024), new walk-in shower in primary suite, newer heat pump & central A/C (2024), electric fireplace, vinyl windows & rubber membrane roof. Spacious 7×11 storage shed. Affordable space rent of $845/mo includes water, sewer, garbage & basic cable making this an excellent value. Pride of ownership shows throughout – this one is truly turn-key!

Key facts

• Open floor plan
• Recent updates
• New walk in shower

Tags

• MOVE IN READY
• OPEN FLOOR PLAN
• RECENT UPDATES
• NEW VINYL PLANK FLOORING
• NEW WALK IN SHOWER
• NEWER HEAT PUMP

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$147,308) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.8% in Corvallis — 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 (#45 in OR, #1,113 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Corvallis SD 509J (urban): math 49% / reading 62% proficiency, ranked #15 of 183 in OR (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Letitia Carson Elementary School (390 students, 67% FRL); Cheldelin Middle School (570 students, 31% FRL); Crescent Valley High School (931 students, 19% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 368 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.85%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (median comp): $147,308
• List price: $110,000
• Delta: -25.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 NE Jack London St #130	0.43mi	3/2.0	1,352 (+1%)	5mo	$242,000	$179	75
2601 NE Jack London St #103	0.43mi	3/2.0	1,296 (-4%)	6mo	$192,000	$148	69
2601 NE Jack London St #71	0.43mi	3/2.0	1,404 (+4%)	6mo	$162,000	$115	67
2601 NE Jack London St #119	0.43mi	3/2.0	1,352 (+1%)	15mo	$230,000	$170	66
2655 NW Highland Dr #69	0.58mi	3/2.0	1,300 (-3%)	4mo	$133,000	$102	64
2601 NE Jack London St #86	0.43mi	2/2.0 (-1)	1,309 (-3%)	13mo	$159,000	$121	60
2601 NE Jack London #53 St	0.43mi	3/2.0	1,188 (-12%)	3mo	$189,900	$160	58
2601 NE Jack London St #53	0.43mi	3/2.0	1,188 (-12%)	3mo	$189,900	$160	58
2601 NE Jack London St #12	0.43mi	3/2.0	1,188 (-12%)	4mo	$185,000	$156	57
2601 NE Jack London St #142	0.43mi	3/2.0	1,512 (+12%)	6mo	$250,000	$165	54
2655 NW Highland Dr #59	0.58mi	2/2.0 (-1)	1,368 (+2%)	16mo	$55,000	$40	51
2601 NE Jack London St #153	0.43mi	3/2.0	1,512 (+12%)	16mo	$238,400	$158	45

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.00×
• Total profit: $30,881
• Equity at exit: $16,401

10-year hold

• IRR: 33.1%
• Equity multiple: 4.39×
• Total profit: $104,291
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 6 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $111,450 ($79/sqft)
• Median days on market: 125 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +38.2% above current asking $/sqft

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

ZIP-level market 97330

• Rents YoY: 5.7%
• Active inventory: 368
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$577
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $689

Break-even live

Break-even rent $837

Max offer price $110,000

Occupancy floor 55%

Sensitivity live

Price	-10% $752	-5% $720	+0% $689	+5% $658	+10% $627
Rent	-10% $554	-5% $622	+0% $689	+5% $757	+10% $824
Rate	-1.0pp $745	-0.5pp $717	base $689	+0.5pp $661	+1.0pp $632

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 NW 9th St Unit 2420 Corvallis, OR	3.0	1.5	1050	$1,895	$1.80	139d	1	0.26mi
720 NW Walnut Blvd Corvallis, OR	3.0	1.5	1304	$2,300	$1.76	139d	1	0.46mi
2975 NW Stewart St Corvallis, OR	3.0	2.0	1327	$2,595	$1.96	4d	1	0.55mi
1873 NW Division Pl Corvallis, OR	1.0–2.0	1.0	782	$1,579	$2.02	4d	1	0.56mi
991 NW Circle Blvd Corvallis, OR	2.0	1.0	1020	$1,395	$1.37	139d	1	0.58mi
213 NE Conifer Blvd Corvallis, OR	1.0–3.0	1.0–2.5	1020	$1,999	$1.96	139d	7	0.59mi
213 NE Conifer Blvd Corvallis, OR	1.0–2.0	1.0–2.0	877	$1,999	$2.28	3d	11	0.59mi
2145 NW Highland Dr Apt 2 Corvallis, OR	2.0	1.5	918	$1,795	$1.96	139d	1	0.60mi
2935 NW Satinwood St Corvallis, OR	3.0	2.0	1236	$2,380	$1.93	2d	1	0.61mi
2125 NW Highland Dr Unit 550-01-2135-01 Corvallis, OR	2.0	1.0	918	$1,495	$1.63	4d	1	0.61mi
2135 NW Highland Dr Unit 1 Corvallis, OR	2.0	1.0	918	$1,495	$1.63	4d	1	0.61mi
3113 NE Flintlock Pl Corvallis, OR	3.0	1.5	1472	$1,995	$1.36	139d	1	0.69mi
3424 NW Satinwood St Corvallis, OR	3.0	1.5	1173	$2,395	$2.04	139d	1	0.81mi
473 NE Conifer Blvd Corvallis, OR	3.0	1.5	1331	$2,395	$1.80	4d	1	0.83mi
1445 NW Division St #6 Corvallis, OR	2.0	1.5	900	$1,450	$1.61	139d	1	0.85mi
1126 NE Conser Pl Corvallis, OR	2.0	2.0	1026	$2,200	$2.14	139d	1	0.91mi
2232 NW 14th St Corvallis, OR	3.0	1.0	1444	$2,295	$1.59	139d	1	0.91mi
1138 NE Conser Pl Corvallis, OR	2.0	2.0	1217	$2,350	$1.93	4d	1	0.92mi
1440 NW Meadowgreen Pl Corvallis, OR	3.0	2.0	1462	$2,595	$1.77	3d	1	0.92mi
2380 NW Green Cir Corvallis, OR	3.0	1.0	1062	$2,195	$2.07	140d	1	1.02mi
2380 NW Rolling Green Dr Corvallis, OR	1.0–2.0	1.0–1.5	795	$1,895	$2.38	1d	7	1.05mi
1215 NW 11th St Corvallis, OR	4.0	1.0	1090	$2,145	$1.97	139d	1	1.08mi
1670 NW Maple Ave Corvallis, OR	4.0	2.0	1308	$3,600	$2.75	4d	1	1.10mi
1770 NW Forestgreen Ave Corvallis, OR	3.0	1.0	1000	$1,975	$1.98	4d	1	1.16mi
1105 NW Dixon St Corvallis, OR	3.0	3.0	1200	$2,700	$2.25	3d	3	1.19mi
3320 NE Minnesota St Unit 1624341P Corvallis, OR	3.0	2.0	1517	$6,976	$4.60	3d	1	1.20mi
1733 NW Grant Ave Unit 99-3 Corvallis, OR	3.0	2.0	1294	$2,295	$1.77	4d	1	1.29mi
1645 NW Kings Blvd Corvallis, OR	3.0	3.0	1500	$2,850	$1.90	139d	1	1.34mi
1955 NW Hayes Ave Corvallis, OR	2.0	1.0	950	$1,550	$1.63	140d	1	1.36mi
1940 NW Hayes Ave Corvallis, OR	3.0	2.5	1694	$2,445	$1.44	3d	1	1.36mi
1230 NW Kings Blvd Corvallis, OR	2.0	1.0	900	$1,745	$1.94	139d	2	1.49mi
1100 NW 19th St Corvallis, OR	4.0	2.0	1765	$3,395	$1.92	4d	1	1.49mi

Listing history 50 events

1. 2026-09-24
   days on market $110,000 Active 206 DOM
2. 2026-09-22
   days on market $110,000 Active 205 DOM
3. 2026-09-20
   days on market $110,000 Active 203 DOM
4. 2026-09-18
   days on market $110,000 Active 201 DOM
5. 2026-09-17
   days on market $110,000 Active 200 DOM
6. 2026-09-16
   days on market $110,000 Active 199 DOM
7. 2026-09-15
   days on market $110,000 Active 198 DOM
8. 2026-09-14
   days on market $110,000 Active 197 DOM
9. 2026-09-13
   days on market $110,000 Active 196 DOM
10. 2026-09-12
    days on market $110,000 Active 195 DOM
11. 2026-09-11
    days on market $110,000 Active 194 DOM
12. 2026-09-05
    days on market $110,000 Active 188 DOM
13. 2026-09-04
    days on market $110,000 Active 187 DOM
14. 2026-09-03
    days on market $110,000 Active 186 DOM
15. 2026-09-02
    days on market $110,000 Active 185 DOM
16. 2026-08-30
    days on market $110,000 Active 182 DOM
17. 2026-08-29
    days on market $110,000 Active 181 DOM
18. 2026-08-28
    days on market $110,000 Active 180 DOM
19. 2026-08-27
    days on market $110,000 Active 179 DOM
20. 2026-08-25
    days on market $110,000 Active 177 DOM
21. 2026-08-24
    days on market $110,000 Active 176 DOM
22. 2026-08-23
    days on market $110,000 Active 175 DOM
23. 2026-08-22
    days on market $110,000 Active 174 DOM
24. 2026-08-21
    days on market $110,000 Active 173 DOM
25. 2026-08-20
    price $110,000 Active 172 DOM
26. 2026-08-20
    days on market $120,000 Active 172 DOM
27. 2026-08-19
    days on market $120,000 Active 171 DOM
28. 2026-08-18
    days on market $120,000 Active 170 DOM
29. 2026-08-17
    days on market $120,000 Active 169 DOM
30. 2026-08-16
    days on market $120,000 Active 168 DOM
31. 2026-08-15
    days on market $120,000 Active 167 DOM
32. 2026-08-14
    days on market $120,000 Active 166 DOM
33. 2026-08-13
    days on market $120,000 Active 165 DOM
34. 2026-08-12
    days on market $120,000 Active 164 DOM
35. 2026-08-11
    days on market $120,000 Active 163 DOM
36. 2026-08-10
    days on market $120,000 Active 162 DOM
37. 2026-08-09
    days on market $120,000 Active 161 DOM
38. 2026-08-08
    days on market $120,000 Active 160 DOM
39. 2026-08-07
    days on market $120,000 Active 159 DOM
40. 2026-08-06
    days on market $120,000 Active 158 DOM
41. 2026-08-05
    days on market $120,000 Active 157 DOM
42. 2026-08-04
    days on market $120,000 Active 156 DOM
43. 2026-08-03
    days on market $120,000 Active 155 DOM
44. 2026-07-31
    days on market $120,000 Active 152 DOM
45. 2026-07-29
    days on market $120,000 Active 150 DOM
46. 2026-07-27
    days on market $120,000 Active 148 DOM
47. 2026-07-25
    days on market $120,000 Active 146 DOM
48. 2026-07-23
    days on market $120,000 Active 144 DOM
49. 2026-07-22
    days on market $120,000 Active 143 DOM
50. 2026-07-21
    days on market $120,000 Active 142 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: $462 · $38/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$605/yr (+$50/mo · 131.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,512
• − Mortgage interest: −$6,162
• − Property taxes: −$462
• − Insurance: −$550
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,200
• Taxable income: $6,857
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $6,625/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

Fair 45/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

The home is in fair condition with minor repairs and maintenance needed. Fresh paint and landscaping can significantly enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — Siding appears slightly worn and uneven.
• Minor exterior paint — Paint appears slightly faded and uneven.
• Minor interior paint — Paint appears slightly faded and uneven.
• Minor interior walls — Walls appear slightly worn and uneven.
• Minor roof — No visible damage, but slight discoloration is noted.
• Minor exterior siding — Siding appears slightly worn and uneven.
• Minor exterior paint — Paint appears slightly faded and uneven.
• Minor interior paint — Paint appears slightly faded and uneven.
• Minor interior walls — Walls appear slightly worn and uneven.

Value-add opportunities

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both repair and paint siding — Siding repair and repainting improve the home's appearance and value. ↑
• Both landscape and add curb appeal — Landscaping enhances curb appeal and can attract more buyers or renters. ↑
• Both replace worn flooring — New flooring improves the home's appearance and can attract more buyers or renters. ↑
• Both update kitchen and bathrooms — Fresh updates in these key areas can significantly increase the home's value and appeal to buyers or renters. ↑

ⓘ 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.

Zoned Schools

Elementary Mt View Elementary School Middle Cheldelin Middle School High Crescent Valley High School

Schools (NCES district)

• District: Corvallis SD 509J
• NCES district ID: 4103480
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $44,820
• Composite: 48.62/100
• National rank: #4584
• State rank: #15 of 183 in OR

A Composite livability gradescore 82/100

Livability — Corvallis

• Score: 82/100
• State rank: #45
• US rank: #1113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corvallis, OR
• County: Benton County · 96,963 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 43,878
• Household income: $70,742
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 14% of renters

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Population outlook (Benton County) Hauer SSP2

• Today (2025): 96,963 people
• By 2030: 101,658 · +4.8%
• By 2040: 110,157 · +13.6%
• By 2050: 119,275 · +23.0%
• By 2075: 145,172 · +49.7%
• By 2100: 165,349 · +70.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Asian 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Portuguese 4% Slovak 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Chinese 3% Korean 2%

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Political lean MEDSL · Benton

• 2024 margin: Solid D (+39.6) · D 68.1% · R 28.5% · Other 3.5%
• 2008→2024 swing: +8.1pp toward D · 2008: 31.5pp · 2024: 39.6pp
• All cycles: 2024: D+39.6 2020: D+39.7 2016: D+33.8 2012: D+28.8 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -420.12%
• Current HPI: 298.7746
• Rent YoY: ▲ 5.74%
• Metro: Corvallis, 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

Price history

-0.8% since first listed

3 events — show timeline

• 2026-03-01 Listing Removed — WVMLS
• 2026-02-28 Listed $128,000 WVMLS
• 2025-09-18 Listed $129,000 WVMLS

Property tax history

+2.8%/yr

Latest (2025): $462 · +3.0% YoY. Source: county tax records.