755 NE Circle Blvd #60 · Corvallis, OR 97330

$128,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 110 Days on market

Built 1978 $95/sqft · 10% below area Est $143k · 10% 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 +12.2/15.0
• 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
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 2.6% 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.
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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 $885 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1978 — 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. 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.46%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (median comp): $142,827
• List price: $128,000
• Delta: -10.38%
• Verdict: UNDERPRICED
• Comps: 18 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 #103	0.43mi	3/2.0	1,296 (-4%)	3mo	$192,000	$148	71
2601 NE Jack London St #71	0.43mi	3/2.0	1,404 (+4%)	3mo	$162,000	$115	70
2601 NE Jack London St #119	0.43mi	3/2.0	1,352 (+1%)	12mo	$230,000	$170	69
2655 NW Highland Dr #69	0.58mi	3/2.0	1,300 (-3%)	1mo	$133,000	$102	67
2601 NE Jack London St #86	0.43mi	2/2.0 (-1)	1,309 (-3%)	10mo	$159,000	$121	62
2601 NE Jack London St	0.43mi	3/2.0	1,350 (+0%)	22mo	$215,000	$159	61
2601 NE Jack London St #142	0.43mi	3/2.0	1,512 (+12%)	3mo	$250,000	$165	56
2655 NW Highland Dr #59	0.58mi	2/2.0 (-1)	1,368 (+2%)	13mo	$55,000	$40	54
2601 NE Jack London St #136	0.43mi	3/2.0	1,188 (-12%)	15mo	$140,000	$118	48
2601 NE Jack London St #153	0.43mi	3/2.0	1,512 (+12%)	13mo	$238,400	$158	48
2601 NE Jack London St #120	0.43mi	3/2.0	1,512 (+12%)	18mo	$130,000	$86	44
2655 NW Highland Dr #91	0.58mi	2/2.0 (-1)	1,192 (-11%)	14mo	$35,000	$29	37

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: 28.0%
• Equity multiple: 2.20×
• Total profit: $43,150
• Equity at exit: $19,085

10-year hold

• IRR: 36.9%
• Equity multiple: 4.85×
• Total profit: $138,036
• Equity at exit: $11,067

Cash invested: $35,840 (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 97330

• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$671
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $910

Break-even live

Break-even rent $966

Max offer price $128,000

Occupancy floor 52%

Sensitivity live

Price	-10% $982	-5% $946	+0% $910	+5% $873	+10% $837
Rent	-10% $742	-5% $826	+0% $910	+5% $993	+10% $1,077
Rate	-1.0pp $974	-0.5pp $942	base $910	+0.5pp $876	+1.0pp $843

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	44d	1	0.26mi
720 NW Walnut Blvd Corvallis, OR	3.0	1.5	1304	$2,300	$1.76	44d	1	0.46mi
991 NW Circle Blvd Corvallis, OR	2.0	1.0	1020	$1,395	$1.37	44d	1	0.58mi
213 NE Conifer Blvd Corvallis, OR	1.0–3.0	1.0–2.5	1020	$1,999	$1.96	44d	7	0.59mi
2145 NW Highland Dr Apt 2 Corvallis, OR	2.0	1.5	918	$1,795	$1.96	44d	1	0.60mi
3113 NE Flintlock Pl Corvallis, OR	3.0	1.5	1472	$1,995	$1.36	44d	1	0.69mi
3424 NW Satinwood St Corvallis, OR	3.0	1.5	1173	$2,395	$2.04	44d	1	0.81mi
1445 NW Division St #6 Corvallis, OR	2.0	1.5	900	$1,450	$1.61	44d	1	0.85mi
1126 NE Conser Pl Corvallis, OR	2.0	2.0	1026	$2,200	$2.14	44d	1	0.91mi
2232 NW 14th St Corvallis, OR	3.0	1.0	1444	$2,295	$1.59	44d	1	0.91mi
2380 NW Green Cir Corvallis, OR	3.0	1.0	1062	$2,195	$2.07	44d	1	1.02mi
2380 NW Rolling Green Dr Corvallis, OR	2.0	1.0–1.5	746	$1,845	$2.47	44d	8	1.05mi
1215 NW 11th St Corvallis, OR	4.0	1.0	1090	$2,145	$1.97	44d	1	1.08mi
1645 NW Kings Blvd Corvallis, OR	3.0	3.0	1500	$2,850	$1.90	44d	1	1.34mi
1955 NW Hayes Ave Corvallis, OR	2.0	1.0	950	$1,550	$1.63	44d	1	1.36mi
635 NW 5th St Corvallis, OR	1.0–3.0	1.0	732	$2,443	$3.34	44d	15	1.44mi
1230 NW Kings Blvd Corvallis, OR	2.0	1.0	900	$1,745	$1.94	44d	2	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $128,000 Active 110 DOM
2. 2026-06-18
   days on market $128,000 Active 109 DOM
3. 2026-06-17
   days on market $128,000 Active 108 DOM
4. 2026-06-16
   days on market $128,000 Active 107 DOM
5. 2026-06-15
   days on market $128,000 Active 106 DOM
6. 2026-06-14
   days on market $128,000 Active 104 DOM
7. 2026-06-10
   days on market $128,000 Active 101 DOM
8. 2026-06-09
   days on market $128,000 Active 100 DOM
9. 2026-06-08
   days on market $128,000 Active 99 DOM
10. 2026-06-07
    days on market $128,000 Active 98 DOM
11. 2026-06-05
    days on market $128,000 Active 95 DOM
12. 2026-06-03
    days on market $128,000 Active 94 DOM
13. 2026-06-02
    days on market $128,000 Active 93 DOM
14. 2026-06-01
    days on market $128,000 Active 92 DOM
15. 2026-05-31
    days on market $128,000 Active 91 DOM
16. 2026-05-30
    days on market $128,000 Active 90 DOM
17. 2026-03-01
    historical
18. 2026-02-28
    listed $128,000 Active 625-char remark

    Show marketing remark (625 chars)

    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!

19. 2025-09-18
    listed $129,000 Active

ⓘ 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: $1,242 · $103/mo
• Expected delta: +$780/yr (+$65/mo · 169.0%)

ⓘ 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: $25,408
• − Mortgage interest: −$7,170
• − Property taxes: −$462
• − Insurance: −$640
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$3,724
• Taxable income: $9,348
• Est. tax owed @ 24.0%: −$2,243
• After-tax cash flow: $8,673/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: 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

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 · 98,484 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: 3416.0

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%

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%

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

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.