33838 E River Dr #26 · Creswell, OR 97426

$85,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 10 Days on market

Built 1990

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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
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

Key facts

• Covered front porch
• Light-filled kitchen
• Vaulted ceilings

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• VAULTED CEILINGS
• LIGHT-FILLED KITCHEN
• EXTRA-LARGE FENCED YARD
• COVERED FRONT PORCH
• ADJACENT TO WILLAMETTE RIVER

Property features AI

Finance

• Other: Lot is a corner, level site within a paved setting; Lot rent is collected monthly
• Financial info: Land lease is in effect (monthly lot rent); Land lease expiration date available
• HOA & community: Park community amenities include water, sewer and trash service; Pet restrictions apply; Located in Riverwood Mobile Home Park (land lease applies)

Exterior

• Parking: Carport; On-street parking
• Utilities: Community water; Community sewer; Electric service
• Home design: Manufactured home in a park (residential); Single-story (main living area all on main level); No significant view noted
• Construction: Built in 1990; Composition roof; Skirting (foundation)
• Exterior features: Fenced yard; Porch; Outbuilding; T-111 siding

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Range hood; Eat bar
• Bedrooms: Primary bedroom on the main level with ensuite and vaulted ceiling; Second bedroom on the main level with vaulted ceiling; Third bedroom on the main level with vaulted ceiling
• Flooring: Laminate flooring; Vinyl flooring in family room
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fans; Laminate flooring throughout main living areas; Laundry area on the main level; Aluminum window frames with double-pane windows; Crawl space
• Laundry & utility: Main-level laundry area; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 21.3% vs local median 2.7% in Creswell — 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 76/100 on livability (#80 in OR, #3,631 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• Creswell SD 40 (town): math 37% / reading 51% proficiency, ranked #78 of 183 in OR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creslane Elementary School (math 15% / reading 34%, grade F, #309 of 412 statewide, top 77%, 509 students, 68% FRL); Creswell Middle School (math 22% / reading 47%, grade F, #61 of 128 statewide, top 54%, 265 students, 43% FRL); Creswell High School (360 students, 37% FRL) — zoned schools at 49% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Creswell SD 40 average; the district grade overstates school quality for this exact location.
• Market conditions: 67 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 (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.37% ✓
• Cap rate: 21.30%
• Cash-on-cash: 53.58%
• DSCR: 3.38
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 2.13×
• Total profit: $27,002
• Equity at exit: $12,674

10-year hold

• IRR: 34.9%
• Equity multiple: 4.22×
• Total profit: $76,734
• Equity at exit: $7,349

Cash invested: $23,800 (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 97426

• Home prices YoY: -29.1%
• Active inventory: 67
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $636

Break-even live

Break-even rent $1,212

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $684	-5% $660	+0% $636	+5% $612	+10% $588
Rent	-10% $477	-5% $556	+0% $636	+5% $716	+10% $796
Rate	-1.0pp $679	-0.5pp $658	base $636	+0.5pp $614	+1.0pp $592

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-03
   status $85,000 Pending 10 DOM
2. 2026-06-02
   days on market $85,000 Active 10 DOM
3. 2026-06-01
   days on market $85,000 Active 9 DOM
4. 2026-05-31
   days on market $85,000 Active 8 DOM
5. 2026-05-30
   days on market $85,000 Active 7 DOM
6. 2026-05-23
   listed $85,000 Active
7. 2022-09-12
   soldstatus $78,000 Closed 325-char remark

   Show marketing remark (325 chars)

   Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

8. 2022-08-25
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

9. 2022-07-08
   status Active 325-char remark

   Show marketing remark (325 chars)

   Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

10. 2022-06-27
    status Pending 325-char remark

    Show marketing remark (325 chars)

    Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

11. 2022-05-01
    status Active 325-char remark

    Show marketing remark (325 chars)

    Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

12. 2022-03-21
    status Pending 325-char remark

    Show marketing remark (325 chars)

    Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

13. 2022-03-16
    listed $91,000 Active 325-char remark

    Show marketing remark (325 chars)

    Welcome Home! This Doublewide is ready for new owners! The roof is approximately 5 years old. New paint on most of the interior, new garbage disposal, new floor in the laundry room. Fridge & Full range and desk in the bedroom included. Newer backsplash in the kitchen as well. This home wont last long! Come see it today!

14. 2018-05-17
    soldstatus $19,000 Sold 385-char remark

    Show marketing remark (385 chars)

    1990 Redman double wide manufactured home in Riverwood Park. Vaulted ceiling and large windows to bring in natural light. Open kitchen with eating bar & appliances, spacious rooms, laminate flooring. Master with private bath. Indoor utility including washer/dryer. Fenced yard, 3 storage buildings & covered carport. Space rent is $525 and includes water, sewer & garbage.

15. 2018-04-27
    status Pending 385-char remark

    Show marketing remark (385 chars)

    1990 Redman double wide manufactured home in Riverwood Park. Vaulted ceiling and large windows to bring in natural light. Open kitchen with eating bar & appliances, spacious rooms, laminate flooring. Master with private bath. Indoor utility including washer/dryer. Fenced yard, 3 storage buildings & covered carport. Space rent is $525 and includes water, sewer & garbage.

16. 2018-03-21
    listed $22,000 Active 385-char remark

    Show marketing remark (385 chars)

    1990 Redman double wide manufactured home in Riverwood Park. Vaulted ceiling and large windows to bring in natural light. Open kitchen with eating bar & appliances, spacious rooms, laminate flooring. Master with private bath. Indoor utility including washer/dryer. Fenced yard, 3 storage buildings & covered carport. Space rent is $525 and includes water, sewer & garbage.

17. 2006-08-31
    soldstatus $37,000
18. 2006-06-17
    listed $39,999

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$225/yr (+$19/mo · 37.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,210
• − Mortgage interest: −$4,761
• − Property taxes: −$599
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$2,473
• Taxable income: $6,959
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $5,964/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: Creswell SD 40
• NCES district ID: 4103690
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $53,499
• Composite: 40.38/100
• National rank: #7748
• State rank: #78 of 183 in OR

Livability — Creswell

• Score: 76/100
• State rank: #80
• US rank: #3631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,384

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% Two or more races 8% Hispanic / Latino 3% Asian 1% Native American 1%
• Common ancestry: Italian 6% Portuguese 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -127.51%
• Current HPI: 311.4445
• 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

+112.5% since first listed

13 events — show timeline

• 2026-05-23 Listed $85,000 RMLS
• 2022-09-12 Sold (MLS) $78,000 RMLS
• 2022-08-25 Pending — RMLS
• 2022-07-08 Relisted — RMLS
• 2022-06-27 Pending — RMLS
• 2022-05-01 Relisted — RMLS
• 2022-03-21 Pending — RMLS
• 2022-03-16 Listed $91,000 RMLS
• 2018-05-17 Sold (MLS) $19,000 RMLS
• 2018-04-27 Pending — RMLS
• 2018-03-21 Listed $22,000 RMLS
• 2006-08-31 Sold (MLS) $37,000 RMLS
• 2006-06-17 Listed $39,999 RMLS

Property tax history

+4.0%/yr

Latest (2025): $599 · +40.9% YoY. Source: county tax records.