39009 Dexter Rd #27 · Dexter, OR 97431

$27,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 12 Days on market

Built 1981

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.6/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Space 27 in quaint Dexter Oaks Cooperative is a charming two bedroom, one bath manufactured home with some updates and lots of potential. Inside, you’ll find a spacious living room and a light filled kitchen with an eating area, built in service bar, and bay window. The large primary bedroom features a walk in closet, with laundry hook ups conveniently located just off the primary. New interior paint is in the works throughout as well as the guest bedroom that has new drywall. Ductless heat pump provides efficient cooling and heating with luxury vinyl plank flooring that flows throughout. Outside, enjoy two decks, a garden area, and a storage/tool shed. Dexter Oaks Cooperative offers

Key facts

• New drywall
• Built in service bar
• Light filled kitchen

Tags

• LIGHT FILLED KITCHEN
• BUILT IN SERVICE BAR
• WALK IN CLOSET
• LAUNDRY HOOK UPS
• NEW INTERIOR PAINT
• NEW DRYWALL

Property features AI

Finance

• Other: Zoning: RR5; Lot features indicate leased land
• HOA & community: Park: Dexter Oaks Cooperative; Association amenities include commons and grounds maintenance; Park allows up to 4 pets per household; Land lease ($425 monthly) with expiration in June 2027

Exterior

• Parking: Parking pad; RV/boat storage and RV access/parking
• Utilities: Electric fuel; Water from community and well; Sewer: community and shared septic; Cable internet available
• Home design: Manufactured home in park (detached); Single story; Unit dimensions approximately 66' x 14'
• Construction: Built in 1981; Composition roof; Pillar/post/pier foundation with skirting; Manufacturer: Lamphlighter
• Exterior features: Covered deck; Garden; Tool shed; Yard; Wood siding; Leased land in a cooperative with commons; Level lot; Paved road access; Mountain, territorial and trees/woods views

Interior

• Kitchen: Bay window, eat bar and eating area; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on main with walk-in closet; Second bedroom on main with closet
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on main with bathtub/shower
• Heating & cooling: Mini-split heating; Mini-split cooling
• Interior features: Main floor bedroom with bath and minimal steps; One-level living; Utility room on main; Laundry area; Luxury vinyl plank flooring; Double pane windows
• Laundry & utility: Laundry area on main; Hot water: electric

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $27k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $27k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pleasant Hill SD 1 (rural): math 37% / reading 50% proficiency, ranked #80 of 183 in OR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Hill Elementary School (math 37% / reading 44%, grade F, #167 of 412 statewide, top 41%, 455 students, 34% FRL); Pleasant Hill High School (math 27% / reading 47%, grade F, #85 of 143 statewide, top 61%, 538 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $187 of loan paydown is wiped out by about $199 of value loss. Plan a longer hold.
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $27,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 7.14% ✓
• Cap rate: 66.80%
• Cash-on-cash: 216.10%
• DSCR: 10.62
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $275,352
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82849 Minnick Rd	0.23mi	2/2.0	840 (-9%)	6mo	$250,000	$298	65
39140 Dexter Rd #60	0.42mi	2/1.0	840 (-9%)	10mo	$60,000	$71	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.25×
• Total profit: $85,015
• Equity at exit: $6,861

10-year hold

• IRR: —
• Equity multiple: 25.90×
• Total profit: $188,277
• Equity at exit: $7,502

Cash invested: $7,560 (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 97431

• Home prices YoY: -0.2%
• Active inventory: 18
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$9 /mo · $109/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,361

Break-even live

Break-even rent $205

Max offer price $27,000

Occupancy floor 24%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   status $27,000 Pending 12 DOM
2. 2026-06-18
   days on market $27,000 Active 12 DOM
3. 2026-06-17
   days on market $27,000 Active 11 DOM
4. 2026-06-16
   days on market $27,000 Active 10 DOM
5. 2026-06-15
   days on market $27,000 Active 9 DOM
6. 2026-06-14
   days on market $27,000 Active 7 DOM
7. 2026-06-10
   days on market $27,000 Active 4 DOM
8. 2026-06-09
   days on market $27,000 Active 3 DOM
9. 2026-06-08
   days on market $27,000 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $27,000 Active 1 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: $109 · $9/mo
• Projected year-2 tax: $262 · $22/mo
• Expected delta: +$153/yr (+$13/mo · 140.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,140
• − Mortgage interest: −$1,512
• − Property taxes: −$109
• − Insurance: −$135
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$785
• Taxable income: $16,896
• Est. tax owed @ 24.0%: −$4,055
• After-tax cash flow: $12,282/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: Pleasant Hill SD 1
• NCES district ID: 4109870
• Math proficiency: 37% ▼ -1.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $56,679
• Composite: 40.29/100
• National rank: #7789
• State rank: #80 of 183 in OR

Livability — Dexter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dexter, OR
• Population (ZIP): 2,115

Population outlook (Lane County) Hauer SSP2

• Today (2025): 391,933 people
• By 2030: 405,860 · +3.6%
• By 2040: 429,386 · +9.6%
• By 2050: 452,016 · +15.3%
• By 2075: 508,825 · +29.8%
• By 2100: 531,208 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 8% Italian 4% Scottish 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Lane

• 2024 margin: Strong D (+23.1) · D 60.0% · R 36.9% · Other 3.1%
• 2008→2024 swing: -4.3pp toward R · 2008: 27.4pp · 2024: 23.1pp
• All cycles: 2024: D+23.1 2020: D+24.3 2016: D+18.9 2012: D+23.4 2008: D+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.74%
• Current HPI: 295.7148
• 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

1 event — show timeline

• 2026-06-06 Listed $27,000 RMLS

Property tax history

+2.5%/yr

Latest (2018): $109 · +6.3% YoY. Source: county tax records.