7120 Fairview Rd #35 · Fairview, OR 97141

$30,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 47 Days on market

Built 1972 Est $26k · 16% over ↓ 25% since listing

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

No HOA! Bright and inviting, this 3-bedroom, 1-bath manufactured home offers comfortable living with laminate flooring throughout and abundant natural light from a generous number of windows. The living room features a cozy wood stove, perfect for chilly evenings, while the dining room includes charming built-in features that add both character and functionality. The closed kitchen is equipped with a built-in oven, making meal prep easy and efficient. Step outside to a spacious backyard, ideal for gardening, outdoor entertaining, or simply enjoying the fresh air. Located in a desirable area, this home offers the perfect blend of country tranquility and convenient access to local amenities,

Key facts

• Laminate flooring
• Wood stove
• Spacious backyard

Tags

• LAMINATE FLOORING
• WOOD STOVE
• BUILT-IN FEATURES
• BUILT-IN OVEN
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Property type: Manufactured home in park; View: Territorial
• Financial info: Land lease (monthly lot rent reported)
• HOA & community: Kennedy Mobile Home Park; Association provides water, sewer, and trash

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity
• Home design: Manufactured home in a park (residential); Single-story / one level; Entry level on main floor; Facing direction: Territorial view
• Construction: Built in 1972; Metal siding; Composition roof; 960 sq.ft. main level (tax/building area reported)
• Exterior features: Garden; Patio; Yard; Level lot; Paved road access; Territorial view

Interior

• Kitchen: Built-in oven; Free-standing range; Free-standing refrigerator; Double sinks
• Bedrooms: Primary bedroom on main level with closet and laminate flooring; Second bedroom on main level with closet and laminate flooring; Third bedroom on main level with closet and laminate flooring
• Flooring: Laminate flooring throughout main living areas
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; No central cooling; Wood-burning stove / stove fireplace in living area
• Interior features: Laminate flooring; One-level layout with minimal steps (accessible)
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 47.6% vs local median 2.7% in Fairview — 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 75/100 on livability (#85 in OR, #4,103 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A-; Watch: cost of living D, amenities F.
• Tillamook SD 9 (town): math 21% / reading 39% proficiency, ranked #44 of 58 in OR (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (276 students, 77% FRL); Tillamook Junior High School (math 20% / reading 42%, grade F, #83 of 128 statewide, top 65%, 344 students, 69% FRL); Tillamook High School (math 15% / reading 47%, grade F, #106 of 143 statewide, top 74%, 723 students, 34% FRL).
• Market conditions: 161 active listings in the ZIP; 86 units permitted in Tillamook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Tillamook County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 5.16% ✓
• Cap rate: 47.58%
• Cash-on-cash: 147.47%
• DSCR: 7.56
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $25,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7120 Fairview Rd #35	0.00mi	3/1.0 (+1)	960 (0%)	1mo	$26,000	$27	94

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.25×
• Total profit: $60,898
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 17.40×
• Total profit: $137,741
• Equity at exit: $2,594

Cash invested: $8,400 (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 97141

• Active inventory: 161
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $1,032

Break-even live

Break-even rent $241

Max offer price $30,000

Occupancy floor 28%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-06
   price $30,000
3. 2026-03-12
   listed $40,000 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: $247 · $21/mo
• Projected year-2 tax: $291 · $24/mo
• Expected delta: +$44/yr (+$4/mo · 17.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥76°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,573
• − Mortgage interest: −$1,680
• − Property taxes: −$247
• − Insurance: −$150
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$873
• Taxable income: $12,651
• Est. tax owed @ 24.0%: −$3,036
• After-tax cash flow: $9,351/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: Tillamook SD 9
• NCES district ID: 4112320
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $42,989
• Composite: 25.47/100
• National rank: #7446
• State rank: #44 of 58 in OR

Livability — Fairview

• Score: 75/100
• State rank: #85
• US rank: #4103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, OR
• City population: 12,007
• Population (ZIP): 12,734

Population outlook (Tillamook County) Hauer SSP2

• Today (2025): 26,318 people
• By 2030: 26,603 · +1.1%
• By 2040: 26,898 · +2.2%
• By 2050: 27,129 · +3.1%
• By 2075: 27,858 · +5.9%
• By 2100: 26,212 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 9% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Tillamook

• 2024 margin: Toss-up / Even · D 47.9% · R 49.2% · Other 2.9%
• 2008→2024 swing: -11.2pp toward R · 2008: 9.9pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: R+1.7 2016: R+5.9 2012: D+4.7 2008: D+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.35%
• Current HPI: 214.2308
• 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

-25.0% since first listed

3 events — show timeline

• 2026-04-29 Pending — RMLS
• 2026-04-06 Price Changed $30,000 RMLS
• 2026-03-12 Listed $40,000 RMLS

Property tax history

+4.8%/yr

Latest (2025): $247 · +5.4% YoY. Source: county tax records.