334 E 5th Ave · Riddle, OR 97469

$26,900

1 bd · 1.0 ba · 408 sqft · Manufactured · 317 Days on market

Built 2017

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Make this adorable unit your own. New porches on front and back of unit. ADA Accessible features in the bathroom; Minutes from Dollar General, the post office and other amenities. Partially furnished; Decor NOT included; Located in Old Hotel Trailer Park; Buyer to do own due diligence regarding all aspects of this property. Buyer must be park approved. Please do not disturb the tenants.

Key facts

• New porches
• Built 2017
• Listed 317 days

Tags

• NEW PORCHES
• ADA ACCESSIBLE FEATURES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $27k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#163 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Riddle SD 70 (town): math 25% / reading 37% proficiency, ranked #154 of 183 in OR (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($186 loan paydown + $3k appreciation (10.0% local appreciation)).
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $8k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.69% ✓
• Cap rate: 32.99%
• Cash-on-cash: 95.36%
• DSCR: 5.24
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.01×
• Total profit: $52,788
• Equity at exit: $24,234

10-year hold

• IRR: 99.6%
• Equity multiple: 17.66×
• Total profit: $125,502
• Equity at exit: $52,261

Cash invested: $7,532 (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 97469

• Home prices YoY: 4.7%
• Active inventory: 36
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$141
• Tax est. 1.5%: −$34 /mo · $404/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $599

Break-even live

Break-even rent $235

Max offer price $26,900

Occupancy floor 35%

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: $6,725
• Closing costs: $807
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $26,900 Active 317 DOM
2. 2026-06-17
   days on market $26,900 Active 316 DOM
3. 2026-06-16
   days on market $26,900 Active 315 DOM
4. 2026-06-15
   days on market $26,900 Active 314 DOM
5. 2026-06-13
   days on market $26,900 Active 312 DOM
6. 2026-06-12
   days on market $26,900 Active 311 DOM
7. 2026-06-09
   days on market $26,900 Active 308 DOM
8. 2026-06-08
   days on market $26,900 Active 307 DOM
9. 2026-06-08
   days on market $26,900 Active 306 DOM
10. 2026-06-07
    days on market $26,900 Active 305 DOM
11. 2026-06-04
    days on market $26,900 Active 302 DOM
12. 2026-06-02
    days on market $26,900 Active 301 DOM
13. 2026-06-01
    days on market $26,900 Active 300 DOM
14. 2026-05-31
    days on market $26,900 Active 299 DOM
15. 2026-02-09
    price $26,900 389-char remark

    Show marketing remark (389 chars)

    Make this adorable unit your own. New porches on front and back of unit. ADA Accessible features in the bathroom; Minutes from Dollar General, the post office and other amenities. Partially furnished; Decor NOT included; Located in Old Hotel Trailer Park; Buyer to do own due diligence regarding all aspects of this property. Buyer must be park approved. Please do not disturb the tenants.

16. 2025-08-05
    listed $34,900 Active 389-char remark

    Show marketing remark (389 chars)

    Make this adorable unit your own. New porches on front and back of unit. ADA Accessible features in the bathroom; Minutes from Dollar General, the post office and other amenities. Partially furnished; Decor NOT included; Located in Old Hotel Trailer Park; Buyer to do own due diligence regarding all aspects of this property. Buyer must be park approved. Please do not disturb the tenants.

17. 2021-01-29
    soldstatus $1,320,000 Sold 499-char remark

    Show marketing remark (499 chars)

    ATTENTION INVESTORS! Here is your opportunity to own a desirable recession proof asset. Old Hotel Mobile Home Park has a long history of high occupancy and long term renters. A manager is on site and vacancy or delinquent rent is a rare occurrence. The property is in excellent physical condition most all of the water and sewer lines being replaced. The current owner paid approx. $80k for new paving. The park is comprised of 27 park spaces and three stick built homes. Don't miss out on this one!

18. 2021-01-28
    soldstatus $1,300,000
19. 2021-01-12
    status Pending 499-char remark

    Show marketing remark (499 chars)

    ATTENTION INVESTORS! Here is your opportunity to own a desirable recession proof asset. Old Hotel Mobile Home Park has a long history of high occupancy and long term renters. A manager is on site and vacancy or delinquent rent is a rare occurrence. The property is in excellent physical condition most all of the water and sewer lines being replaced. The current owner paid approx. $80k for new paving. The park is comprised of 27 park spaces and three stick built homes. Don't miss out on this one!

20. 2020-12-30
    status Active 499-char remark

    Show marketing remark (499 chars)

    ATTENTION INVESTORS! Here is your opportunity to own a desirable recession proof asset. Old Hotel Mobile Home Park has a long history of high occupancy and long term renters. A manager is on site and vacancy or delinquent rent is a rare occurrence. The property is in excellent physical condition most all of the water and sewer lines being replaced. The current owner paid approx. $80k for new paving. The park is comprised of 27 park spaces and three stick built homes. Don't miss out on this one!

21. 2020-08-14
    status Pending 499-char remark

    Show marketing remark (499 chars)

    ATTENTION INVESTORS! Here is your opportunity to own a desirable recession proof asset. Old Hotel Mobile Home Park has a long history of high occupancy and long term renters. A manager is on site and vacancy or delinquent rent is a rare occurrence. The property is in excellent physical condition most all of the water and sewer lines being replaced. The current owner paid approx. $80k for new paving. The park is comprised of 27 park spaces and three stick built homes. Don't miss out on this one!

22. 2020-07-31
    listed $1,400,000 Active 499-char remark

    Show marketing remark (499 chars)

    ATTENTION INVESTORS! Here is your opportunity to own a desirable recession proof asset. Old Hotel Mobile Home Park has a long history of high occupancy and long term renters. A manager is on site and vacancy or delinquent rent is a rare occurrence. The property is in excellent physical condition most all of the water and sewer lines being replaced. The current owner paid approx. $80k for new paving. The park is comprised of 27 park spaces and three stick built homes. Don't miss out on this one!

23. 2018-08-23
    soldstatus $700,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,916
• − Mortgage interest: −$1,507
• − Property taxes: −$404
• − Insurance: −$134
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$783
• Taxable income: $7,182
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,459/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: Riddle SD 70
• NCES district ID: 4110530
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,900
• Composite: 29.22/100
• National rank: #11857
• State rank: #154 of 183 in OR

Livability — Riddle

• Score: 68/100
• State rank: #163
• US rank: #9520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riddle, OR
• Population (ZIP): 2,541

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 16% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2% Tagalog/Filipino 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.70%
• Current HPI: 330.4865
• Rent YoY: —
• Metro: —
• 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

-96.2% since first listed

9 events — show timeline

• 2026-02-09 Price Changed $26,900 RMLS
• 2025-08-05 Listed $34,900 RMLS
• 2021-01-29 Sold (MLS) $1,320,000 RMLS
• 2021-01-28 Sold (Public Records) $1,300,000 Public Records
• 2021-01-12 Pending — RMLS
• 2020-12-30 Relisted — RMLS
• 2020-08-14 Pending — RMLS
• 2020-07-31 Listed $1,400,000 RMLS
• 2018-08-23 Sold (Public Records) $700,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $4,563 · +0.0% YoY. Source: county tax records.