755 NE Circle Blvd #60 · Corvallis, OR 97330

$120,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 160 Days on market

Manufactured home Built 1978 Fair condition $89/sqft · 21% below area Est $152k · 21% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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. -6.5

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 $120,000 price doesn't fit this home's estimated sale value (~$151,992) 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 $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• 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); 305 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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: 1.36% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $151,992
• List price: $120,000
• Delta: -21.05%
• 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%)	4mo	$242,000	$179	76
2601 NE Jack London St #103	0.43mi	3/2.0	1,296 (-4%)	5mo	$192,000	$148	70
2601 NE Jack London St #71	0.43mi	3/2.0	1,404 (+4%)	4mo	$162,000	$115	69
2601 NE Jack London St #119	0.43mi	3/2.0	1,352 (+1%)	14mo	$230,000	$170	67
2655 NW Highland Dr #69	0.58mi	3/2.0	1,300 (-3%)	3mo	$133,000	$102	65
2601 NE Jack London St #86	0.43mi	2/2.0 (-1)	1,309 (-3%)	12mo	$159,000	$121	61
2601 NE Jack London #53 St	0.43mi	3/2.0	1,188 (-12%)	2mo	$189,900	$160	59
2601 NE Jack London St #53	0.43mi	3/2.0	1,188 (-12%)	2mo	$189,900	$160	59
2601 NE Jack London St #12	0.43mi	3/2.0	1,188 (-12%)	3mo	$185,000	$156	58
2601 NE Jack London St #142	0.43mi	3/2.0	1,512 (+12%)	5mo	$250,000	$165	55
2655 NW Highland Dr #59	0.58mi	2/2.0 (-1)	1,368 (+2%)	15mo	$55,000	$40	52
2601 NE Jack London St #153	0.43mi	3/2.0	1,512 (+12%)	15mo	$238,400	$158	46

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: 15.4%
• Equity multiple: 1.64×
• Total profit: $21,447
• Equity at exit: $17,892

10-year hold

• IRR: 25.9%
• Equity multiple: 3.54×
• Total profit: $85,307
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.4 mo (23%/mo absorbed)
• Median asking: $111,450 ($82/sqft)
• Median days on market: 79 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +38.4% 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: 305
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $570

Break-even live

Break-even rent $909

Max offer price $120,000

Occupancy floor 60%

Sensitivity live

Price	-10% $638	-5% $604	+0% $570	+5% $536	+10% $502
Rent	-10% $441	-5% $506	+0% $570	+5% $635	+10% $699
Rate	-1.0pp $631	-0.5pp $601	base $570	+0.5pp $539	+1.0pp $507

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• 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	93d	1	0.26mi
720 NW Walnut Blvd Corvallis, OR	3.0	1.5	1304	$2,300	$1.76	93d	1	0.46mi
991 NW Circle Blvd Corvallis, OR	2.0	1.0	1020	$1,395	$1.37	93d	1	0.58mi
213 NE Conifer Blvd Corvallis, OR	1.0–3.0	1.0–2.5	1020	$1,999	$1.96	93d	7	0.59mi
2145 NW Highland Dr Apt 2 Corvallis, OR	2.0	1.5	918	$1,795	$1.96	93d	1	0.60mi
3113 NE Flintlock Pl Corvallis, OR	3.0	1.5	1472	$1,995	$1.36	93d	1	0.69mi
3424 NW Satinwood St Corvallis, OR	3.0	1.5	1173	$2,395	$2.04	93d	1	0.81mi
1445 NW Division St #6 Corvallis, OR	2.0	1.5	900	$1,450	$1.61	93d	1	0.85mi
1126 NE Conser Pl Corvallis, OR	2.0	2.0	1026	$2,200	$2.14	93d	1	0.91mi
2232 NW 14th St Corvallis, OR	3.0	1.0	1444	$2,295	$1.59	93d	1	0.91mi
2380 NW Green Cir Corvallis, OR	3.0	1.0	1062	$2,195	$2.07	93d	1	1.02mi
2380 NW Rolling Green Dr Corvallis, OR	2.0	1.0–1.5	746	$1,845	$2.47	93d	8	1.05mi
1215 NW 11th St Corvallis, OR	4.0	1.0	1090	$2,145	$1.97	93d	1	1.08mi
1645 NW Kings Blvd Corvallis, OR	3.0	3.0	1500	$2,850	$1.90	93d	1	1.34mi
1955 NW Hayes Ave Corvallis, OR	2.0	1.0	950	$1,550	$1.63	93d	1	1.36mi
635 NW 5th St Corvallis, OR	1.0–3.0	1.0	732	$2,443	$3.34	93d	15	1.44mi
1230 NW Kings Blvd Corvallis, OR	2.0	1.0	900	$1,745	$1.94	93d	2	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $120,000 Active 160 DOM
2. 2026-08-07
   days on market $120,000 Active 159 DOM
3. 2026-08-06
   days on market $120,000 Active 158 DOM
4. 2026-08-05
   days on market $120,000 Active 157 DOM
5. 2026-08-04
   days on market $120,000 Active 156 DOM
6. 2026-08-03
   days on market $120,000 Active 155 DOM
7. 2026-07-31
   days on market $120,000 Active 152 DOM
8. 2026-07-29
   days on market $120,000 Active 150 DOM
9. 2026-07-27
   days on market $120,000 Active 148 DOM
10. 2026-07-25
    days on market $120,000 Active 146 DOM
11. 2026-07-23
    days on market $120,000 Active 144 DOM
12. 2026-07-22
    days on market $120,000 Active 143 DOM
13. 2026-07-21
    days on market $120,000 Active 142 DOM
14. 2026-07-18
    days on market $120,000 Active 139 DOM
15. 2026-07-16
    days on market $120,000 Active 137 DOM
16. 2026-07-16
    days on market $120,000 Active 136 DOM
17. 2026-07-14
    days on market $120,000 Active 135 DOM
18. 2026-07-13
    days on market $120,000 Active 134 DOM
19. 2026-07-12
    days on market $120,000 Active 133 DOM
20. 2026-07-11
    days on market $120,000 Active 132 DOM
21. 2026-07-10
    days on market $120,000 Active 131 DOM
22. 2026-07-09
    days on market $120,000 Active 130 DOM
23. 2026-07-08
    days on market $120,000 Active 129 DOM
24. 2026-07-07
    remarks 699-char remark
25. 2026-07-07
    price $120,000 Active 128 DOM
26. 2026-07-07
    days on market $128,000 Active 128 DOM
27. 2026-07-06
    days on market $128,000 Active 127 DOM
28. 2026-07-05
    days on market $128,000 Active 126 DOM
29. 2026-07-04
    days on market $128,000 Active 125 DOM
30. 2026-07-03
    days on market $128,000 Active 124 DOM
31. 2026-07-02
    days on market $128,000 Active 123 DOM
32. 2026-07-01
    days on market $128,000 Active 122 DOM
33. 2026-06-30
    days on market $128,000 Active 121 DOM
34. 2026-06-29
    days on market $128,000 Active 120 DOM
35. 2026-06-28
    days on market $128,000 Active 119 DOM
36. 2026-06-28
    days on market $128,000 Active 118 DOM
37. 2026-06-27
    days on market $128,000 Active 117 DOM
38. 2026-06-26
    days on market $128,000 Active 116 DOM
39. 2026-06-23
    days on market $128,000 Active 113 DOM
40. 2026-06-21
    days on market $128,000 Active 112 DOM
41. 2026-06-19
    days on market $128,000 Active 110 DOM
42. 2026-06-18
    days on market $128,000 Active 109 DOM
43. 2026-06-17
    days on market $128,000 Active 108 DOM
44. 2026-06-16
    days on market $128,000 Active 107 DOM
45. 2026-06-15
    days on market $128,000 Active 106 DOM
46. 2026-06-14
    days on market $128,000 Active 104 DOM
47. 2026-06-10
    days on market $128,000 Active 101 DOM
48. 2026-06-09
    days on market $128,000 Active 100 DOM
49. 2026-06-08
    days on market $128,000 Active 99 DOM
50. 2026-06-07
    days on market $128,000 Active 98 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: $1,164 · $97/mo
• Expected delta: +$702/yr (+$59/mo · 152.2%)

ⓘ 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: $19,564
• − Mortgage interest: −$6,722
• − Property taxes: −$462
• − Insurance: −$600
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,491
• Taxable income: $5,160
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $5,604/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.