39009 Dexter Rd #27

Dexter, OR 97431

$27,000D+

2 bd · 1.0 ba · 924 sqft · Built 1981 · Manufactured · Pending · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,928/mo
• Mortgage (P&I): −$142
• Tax + insurance: −$20
• HOA: −$0
• Vac / Maint / Mgmt: −$405
• Net cashflow: $1,361/mo
• Annual: $16,337/yr
• Cap rate: 66.80%
• Cash-on-cash: 216.10%
• DSCR: 10.62
• 1% rule: 7.14%
• Cash to close: $7,560

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $27k.
• 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).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.