1999 Jansen Way #66 · Woodburn, OR 97071

$35,000

1 bd · 1.0 ba · 811 sqft · Manufactured public records · 61 Days on market

Built 1970 $43/sqft · 35% below area Est $54k · 35% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

WELCOME HOME! To this well kept 2 bed+1bath single manufactured home in WOODBURN! This property features free-standing range, free-standing fridge, spacious living room, vinyl flooring, window blinds, air conditioning window unit, and large covered porch. This home is in a 55+ community with park rent that includes water, garbage and sewer. Carport as space for storage, a perfect way to use space. Schedule your showing TODAY!

Key facts

• Vinyl flooring
• Free-standing range
• Window blinds

Tags

• FREE-STANDING RANGE
• FREE-STANDING FRIDGE
• SPACIOUS LIVING ROOM
• VINYL FLOORING
• WINDOW BLINDS
• AIR CONDITIONING WINDOW UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.8% 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+, schools D, commute D.
• 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.
• Market conditions: Rents rising (+2.9%/yr); 306 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $35k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.18% ✓
• Cap rate: 38.84%
• Cash-on-cash: 116.24%
• DSCR: 6.17
• GRM: 2.0

CMA / ARV

• ARV (median comp): $53,750
• List price: $35,000
• Delta: -34.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1999 Jansen Way #6	0.00mi	2/1.0 (+1)	819 (+1%)	3mo	$45,500	$56	91
1999 Jansen Way #57	0.00mi	2/1.0 (+1)	765 (-6%)	3mo	$62,000	$81	83
1999 Jansen Way #23	0.00mi	2/1.0 (+1)	847 (+4%)	14mo	$34,000	$40	76
1999 Jansen Way #52	0.00mi	2/1.0 (+1)	840 (+4%)	22mo	$35,000	$42	71

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: —
• Equity multiple: 6.58×
• Total profit: $54,701
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 13.77×
• Total profit: $125,125
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$184
• Tax from tax record: −$8 /mo · $93/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $949

Break-even live

Break-even rent $261

Max offer price $35,000

Occupancy floor 30%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Newberg Hwy Woodburn, OR	2.0	1.0	960	$1,795	$1.87	1d	1	0.88mi
1208 Newberg Hwy Unit 103-A Woodburn, OR	2.0	1.0	960	$1,795	$1.87	43d	1	0.88mi
1560 Newberg Hwy Unit 180-25 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	14d	1	0.89mi
1560 Newberg Hwy Unit 180-29 Woodburn, OR	2.0	1.0	930	$1,350	$1.45	43d	1	0.89mi
2100 Arney Ln Woodburn, OR	1.0–2.0	1.0–2.0	887	$1,399	$1.58	3d	13	1.00mi
770 Evergreen Rd Unit 06 Woodburn, OR	1.0	1.0	720	$1,250	$1.74	23d	1	1.05mi
1123 N 3rd St Unit 1125 Woodburn, OR	2.0	1.0	777	$1,595	$2.05	14d	1	1.05mi
1341 W Hayes St Unit 02 Woodburn, OR	2.0	1.0	891	$1,495	$1.68	43d	1	1.07mi
1601 N Front St Woodburn, OR	2.0	1.0	828	$1,280	$1.55	1d	1	1.08mi
300 S Evergreen Rd Woodburn, OR	1.0–2.0	1.0–2.0	774	$1,350	$1.74	12d	1	1.43mi

Listing history 9 events

1. 2026-05-07
   status Pending 429-char remark

   Show marketing remark (429 chars)

   WELCOME HOME! To this well kept 2 bed+1bath single manufactured home in WOODBURN! This property features free-standing range, free-standing fridge, spacious living room, vinyl flooring, window blinds, air conditioning window unit, and large covered porch. This home is in a 55+ community with park rent that includes water, garbage and sewer. Carport as space for storage, a perfect way to use space. Schedule your showing TODAY!

2. 2026-05-07
   status Pending 429-char remark

   Show marketing remark (429 chars)

   WELCOME HOME! To this well kept 2 bed+1bath single manufactured home in WOODBURN! This property features free-standing range, free-standing fridge, spacious living room, vinyl flooring, window blinds, air conditioning window unit, and large covered porch. This home is in a 55+ community with park rent that includes water, garbage and sewer. Carport as space for storage, a perfect way to use space. Schedule your showing TODAY!

3. 2026-03-24
   price $35,000 429-char remark

   Show marketing remark (429 chars)

   WELCOME HOME! To this well kept 2 bed+1bath single manufactured home in WOODBURN! This property features free-standing range, free-standing fridge, spacious living room, vinyl flooring, window blinds, air conditioning window unit, and large covered porch. This home is in a 55+ community with park rent that includes water, garbage and sewer. Carport as space for storage, a perfect way to use space. Schedule your showing TODAY!

4. 2026-03-23
   price $35,000 429-char remark

   Show marketing remark (429 chars)

   WELCOME HOME! To this well kept 2 bed+1bath single manufactured home in WOODBURN! This property features free-standing range, free-standing fridge, spacious living room, vinyl flooring, window blinds, air conditioning window unit, and large covered porch. This home is in a 55+ community with park rent that includes water, garbage and sewer. Carport as space for storage, a perfect way to use space. Schedule your showing TODAY!

5. 2026-03-03
   listed $45,000 Active 429-char remark

   Show marketing remark (429 chars)

   WELCOME HOME! To this well kept 2 bed+1bath single manufactured home in WOODBURN! This property features free-standing range, free-standing fridge, spacious living room, vinyl flooring, window blinds, air conditioning window unit, and large covered porch. This home is in a 55+ community with park rent that includes water, garbage and sewer. Carport as space for storage, a perfect way to use space. Schedule your showing TODAY!

6. 2026-03-02
   listed $45,000 Active 429-char remark

   Show marketing remark (429 chars)

   WELCOME HOME! To this well kept 2 bed+1bath single manufactured home in WOODBURN! This property features free-standing range, free-standing fridge, spacious living room, vinyl flooring, window blinds, air conditioning window unit, and large covered porch. This home is in a 55+ community with park rent that includes water, garbage and sewer. Carport as space for storage, a perfect way to use space. Schedule your showing TODAY!

7. 2022-05-27
   soldstatus $13,000 Sold
8. 2022-05-17
   status Pending
9. 2022-05-05
   listed $12,750 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: $93 · $8/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$246/yr (+$21/mo · 263.7%)

ⓘ 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: $17,547
• − Mortgage interest: −$1,961
• − Property taxes: −$93
• − Insurance: −$175
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$1,018
• Taxable income: $11,493
• Est. tax owed @ 24.0%: −$2,758
• After-tax cash flow: $8,633/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

+174.5% since first listed

9 events — show timeline

• 2026-05-07 Pending — WVMLS
• 2026-05-07 Pending — RMLS
• 2026-03-24 Price Changed $35,000 WVMLS
• 2026-03-23 Price Changed $35,000 RMLS
• 2026-03-03 Listed $45,000 WVMLS
• 2026-03-02 Listed $45,000 RMLS
• 2022-05-27 Sold (MLS) $13,000 RMLS
• 2022-05-17 Pending — RMLS
• 2022-05-05 Listed $12,750 RMLS