1999 Jansen Way #73 · Woodburn, OR 97071

$88,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 22 Days on market

Built 1972

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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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BETTER THAN NEW 2BR HOME w/ Family Room HAS EVERYTHING! LOW $667/month space rent! ALL the following is NEWER: Metal roof, Vinyl windows, Laminate floors, ELECTRICAL PANEL,BLACK gas range/fridge, stackable W/D, 8 PERSON COSTCO HOT-TUB, Walk in shower, full-size bathtub, toilets, faucets, vanities, Chandelier, TWO portable A/C units, LARGE front door, FRENCH DRAIN, Pergola, workbench in Shop, Electric Fire Place. HUGE lawned Back Yard w/Pergola! GREAT 55+ SENIOR Park close to 5 freeway.

Key facts

• Updated electrical
• Laminate flooring
• Metal roof

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• UPDATED ELECTRICAL
• METAL ROOF
• LAMINATE FLOORING
• NATURAL LIGHT
• EXTRA FAMILY ROOM

Property features AI

Finance

• Other: Move-in ready with recent updates (roof, windows, water heater, laminate flooring); Special financing options may be available
• HOA & community: 55+ community with clubhouse and 24/7 laundry and recreational space; Park approval required

Exterior

• Parking: Carport; Two garage spaces
• Utilities: Gas water heater; Updated electrical (recently restored)
• Home design: Double-wide manufactured home; Single-story (main level living); Located in a 55+ park (subject to park approval)
• Construction: Built in 1972; Metal or aluminum roof; Wood siding (T111)
• Exterior features: Covered porches; Covered patio and back patio; Spacious yard; Shed and separate shop/workshop

Interior

• Kitchen: Dishwasher; Gas cooktop/range; Refrigerator
• Bedrooms: Oversized main bedroom on the main level
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Window A/C units (two included)
• Interior features: Formal dining room; Disposal; Large windows providing natural light; Accessibility upgrades including exterior ramp and bathroom grab bars
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 3.1% in Woodburn — 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 74/100 on livability (#91 in OR, #4,490 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: crime D+, commute D, amenities F.
• Woodburn SD 103 (town): math 20% / reading 31% proficiency, ranked #169 of 183 in OR (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Elementary School (574 students, 73% FRL); Woodburn Success (79 students, 68% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 306 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.06% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.11%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $41,664
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1999 Jansen Way #22	0.00mi	3/2.0	1,300 (-3%)	8mo	$40,000	$31	88
1999 Jansen Way #43	0.00mi	2/2.0 (-1)	1,440 (+7%)	8mo	$92,000	$64	76
1999 Jansen Way #35	0.00mi	3/2.0	1,152 (-14%)	8mo	$29,000	$25	70
1999 Jansen Way	0.00mi	3/2.0	1,152 (-14%)	8mo	$29,000	$25	70

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.76×
• Total profit: $43,301
• Equity at exit: $13,121

10-year hold

• IRR: 47.2%
• Equity multiple: 5.52×
• Total profit: $111,454
• Equity at exit: $7,609

Cash invested: $24,640 (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 97071

• Rents YoY: 2.9%
• Active inventory: 306
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$461
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $906

Break-even live

Break-even rent $667

Max offer price $88,000

Occupancy floor 45%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Newberg Hwy Woodburn, OR	2.0	1.0	960	$1,795	$1.87	2d	1	0.88mi
1208 Newberg Hwy Unit 103-A Woodburn, OR	2.0	1.0	960	$1,795	$1.87	44d	1	0.88mi
1560 Newberg Hwy Unit 180-29 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	44d	1	0.89mi
1560 Newberg Hwy Unit 180-25 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	14d	1	0.89mi
2100 Arney Ln Woodburn, OR	1.0–2.0	1.0–2.0	887	$1,999	$2.25	3d	13	1.00mi
1341 W Hayes St Unit 02 Woodburn, OR	2.0	1.0	891	$1,495	$1.68	44d	1	1.07mi
300 S Evergreen Rd Woodburn, OR	1.0–2.0	1.0–2.0	774	$1,770	$2.29	12d	1	1.43mi

Listing history 15 events

1. 2026-06-14
   status $88,000 Pending 22 DOM
2. 2026-06-10
   days on market $88,000 Active 22 DOM
3. 2026-06-09
   days on market $88,000 Active 21 DOM
4. 2026-06-08
   days on market $88,000 Active 20 DOM
5. 2026-06-07
   days on market $88,000 Active 19 DOM
6. 2026-06-05
   days on market $88,000 Active 16 DOM
7. 2026-06-03
   days on market $88,000 Active 15 DOM
8. 2026-06-02
   days on market $88,000 Active 14 DOM
9. 2026-06-01
   days on market $88,000 Active 13 DOM
10. 2026-05-31
    days on market $88,000 Active 12 DOM
11. 2026-05-30
    days on market $88,000 Active 11 DOM
12. 2026-05-20
    listed $88,000 Active
13. 2021-04-05
    soldstatus $79,850 Sold 491-char remark

    Show marketing remark (491 chars)

    BETTER THAN NEW 2BR HOME w/ Family Room HAS EVERYTHING! LOW $667/month space rent! ALL the following is NEWER: Metal roof, Vinyl windows, Laminate floors, ELECTRICAL PANEL,BLACK gas range/fridge, stackable W/D, 8 PERSON COSTCO HOT-TUB, Walk in shower, full-size bathtub, toilets, faucets, vanities, Chandelier, TWO portable A/C units, LARGE front door, FRENCH DRAIN, Pergola, workbench in Shop, Electric Fire Place. HUGE lawned Back Yard w/Pergola! GREAT 55+ SENIOR Park close to 5 freeway.

14. 2021-03-15
    status Pending 491-char remark

    Show marketing remark (491 chars)

    BETTER THAN NEW 2BR HOME w/ Family Room HAS EVERYTHING! LOW $667/month space rent! ALL the following is NEWER: Metal roof, Vinyl windows, Laminate floors, ELECTRICAL PANEL,BLACK gas range/fridge, stackable W/D, 8 PERSON COSTCO HOT-TUB, Walk in shower, full-size bathtub, toilets, faucets, vanities, Chandelier, TWO portable A/C units, LARGE front door, FRENCH DRAIN, Pergola, workbench in Shop, Electric Fire Place. HUGE lawned Back Yard w/Pergola! GREAT 55+ SENIOR Park close to 5 freeway.

15. 2021-01-11
    listed $79,850 Active 491-char remark

    Show marketing remark (491 chars)

    BETTER THAN NEW 2BR HOME w/ Family Room HAS EVERYTHING! LOW $667/month space rent! ALL the following is NEWER: Metal roof, Vinyl windows, Laminate floors, ELECTRICAL PANEL,BLACK gas range/fridge, stackable W/D, 8 PERSON COSTCO HOT-TUB, Walk in shower, full-size bathtub, toilets, faucets, vanities, Chandelier, TWO portable A/C units, LARGE front door, FRENCH DRAIN, Pergola, workbench in Shop, Electric Fire Place. HUGE lawned Back Yard w/Pergola! GREAT 55+ SENIOR Park close to 5 freeway.

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$504/yr (+$42/mo · 144.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,768
• − Mortgage interest: −$4,929
• − Property taxes: −$349
• − Insurance: −$440
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$2,560
• Taxable income: $10,007
• Est. tax owed @ 24.0%: −$2,402
• After-tax cash flow: $8,468/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: Woodburn SD 103
• NCES district ID: 4113530
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $44,033
• Composite: 24.9/100
• National rank: #12993
• State rank: #169 of 183 in OR

Livability — Woodburn

• Score: 74/100
• State rank: #91
• US rank: #4490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodburn, OR
• County: Marion County · 258,219 people
• City population: 33,123
• Metro: Salem, OR
• Population (ZIP): 33,123
• Household income: $70,938
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1039.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 34% Two or more races 22% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Scotch-Irish 2% Lithuanian 2% Romanian 2%
• Foreign-born: 30% · Canada, China
• Languages at home: 43% English-only · Spanish 53% Russian/Polish/Slavic 2%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -353.43%
• Current HPI: 297.3113
• Rent YoY: ▲ 2.94%
• Metro: Salem, OR
• 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

+10.2% since first listed

4 events — show timeline

• 2026-05-20 Listed $88,000 WVMLS
• 2021-04-05 Sold (MLS) $79,850 RMLS
• 2021-03-15 Pending — RMLS
• 2021-01-11 Listed $79,850 RMLS

Property tax history

+1.5%/yr

Latest (2022): $349 · +256.2% YoY. Source: county tax records.