200 Bigham Brown Rd · White City, OR 97524

$186,200

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 36 Days on market

Built 1992 $133/sqft · 83% above area ↓ 5% 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get into the country at a great price. Beautiful setting with flat useable acreage, creek/ aqueduct, and pond. Large multiple bay outbuilding. Rehab existing 1992 manufactured home or possibly place a new one. OSR zoning consult with county about continued residential use and/or other uses. Plenty of ground for your rig, work equipment, RV, boat, or toys. Public sewer. See Instructions.

Key facts

• Flat useable acreage
• Public sewer
• Creek aqueduct

Tags

• FLAT USEABLE ACREAGE
• CREEK AQUEDUCT
• LARGE MULTIPLE BAY OUTBUILDING
• PUBLIC SEWER

Property features AI

Finance

• Other: Lot roughly 3,000 to 4,999 sq ft; County-recorded building area: 1,400; View: creek/stream and territorial
• HOA & community: Not a senior community; Zoned OSR

Exterior

• Parking: RV access/parking; 2 total parking spaces; 2-car garage
• Utilities: Well water; Public sewer; No listed fuel source
• Home design: Manufactured home on real property; Single-story (main level living); Fixer condition; Built in 1992
• Construction: T-111 siding; Wood composite exterior; Other foundation
• Exterior features: Deck; Patio; RV parking; Yard; Creek frontage / stream view; Territorial view; Paved road access

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: No built-in heating; No built-in cooling
• Interior features: Ceiling fans; Vinyl window frames

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $186k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (5.7% below list).
• Recommended offer: $176k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% in White City — 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 67/100 on livability (#182 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime D-, amenities F.
• Eagle Point SD 9 (suburban): math 26% / reading 45% proficiency, ranked #134 of 183 in OR (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Table Rock Elementary (717 students, 81% FRL); White Mountain Middle School (376 students, 72% FRL); Eagle Point High School (999 students, 72% FRL) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Jackson County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,605 (5.7% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $101,500
• List price: $186,200
• Delta: 83.45%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4233 Avenue E E	0.59mi	3/2.0	1,296 (-7%)	19mo	$460,000	$355	44

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-23,745
• Equity at exit: $27,763

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-12,328
• Equity at exit: $16,099

Cash invested: $52,136 (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 97524

• Home prices YoY: -27.7%
• Active inventory: 233
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$976
• Tax est. 1.5%: −$233 /mo · $2,793/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $100

Break-even live

Break-even rent $1,629

Max offer price $186,200

Occupancy floor 89%

Sensitivity live

Price	-10% $229	-5% $165	+0% $100	+5% $36	+10% $-28
Rent	-10% $-38	-5% $31	+0% $100	+5% $170	+10% $239
Rate	-1.0pp $194	-0.5pp $148	base $100	+0.5pp $52	+1.0pp $3

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: $46,550
• Closing costs: $5,586
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3936 Francine Ct White City, OR	3.0	2.0	1200	$1,875	$1.56	21d	1	0.88mi
7830 Jacqueline Way White City, OR	3.0	2.5	1355	$1,700	$1.25	44d	1	1.37mi
3407 Sharon Way White City, OR	2.0	2.0	922	$1,595	$1.73	21d	1	1.40mi

Listing history 14 events

1. 2026-06-19
   days on market $186,200 Active 36 DOM
2. 2026-06-18
   days on market $186,200 Active 35 DOM
3. 2026-06-17
   days on market $186,200 Active 34 DOM
4. 2026-06-16
   days on market $186,200 Active 33 DOM
5. 2026-06-15
   days on market $186,200 Active 32 DOM
6. 2026-06-14
   days on market $186,200 Active 30 DOM
7. 2026-06-13
   pricedays on market $186,200 Active 29 DOM
8. 2026-06-10
   statusdays on market $196,000 Active 27 DOM
9. 2026-06-02
   status $196,000 Pending 26 DOM
10. 2026-06-01
    days on market $196,000 Active 26 DOM

    Show marketing remark (389 chars)

    Get into the country at a great price. Beautiful setting with flat useable acreage, creek/ aqueduct, and pond. Large multiple bay outbuilding. Rehab existing 1992 manufactured home or possibly place a new one. OSR zoning consult with county about continued residential use and/or other uses. Plenty of ground for your rig, work equipment, RV, boat, or toys. Public sewer. See Instructions.

11. 2026-05-31
    days on market $196,000 Active 25 DOM
12. 2026-05-30
    days on market $196,000 Active 24 DOM
13. 2026-05-06
    listed $196,000 Active 389-char remark

    Show marketing remark (389 chars)

    Get into the country at a great price. Beautiful setting with flat useable acreage, creek/ aqueduct, and pond. Large multiple bay outbuilding. Rehab existing 1992 manufactured home or possibly place a new one. OSR zoning consult with county about continued residential use and/or other uses. Plenty of ground for your rig, work equipment, RV, boat, or toys. Public sewer. See Instructions.

14. 2026-05-06
    listed $196,000 Active 389-char remark

    Show marketing remark (389 chars)

    Get into the country at a great price. Beautiful setting with flat useable acreage, creek/ aqueduct, and pond. Large multiple bay outbuilding. Rehab existing 1992 manufactured home or possibly place a new one. OSR zoning consult with county about continued residential use and/or other uses. Plenty of ground for your rig, work equipment, RV, boat, or toys. Public sewer. See Instructions.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,073
• − Mortgage interest: −$10,430
• − Property taxes: −$2,793
• − Insurance: −$931
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,417
• Taxable loss: −$1,870
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $1,655/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: Eagle Point SD 9
• NCES district ID: 4104500
• Math proficiency: 26% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,834
• Composite: 33.13/100
• National rank: #10630
• State rank: #134 of 183 in OR

Livability — White City

• Score: 67/100
• State rank: #182
• US rank: #11152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,072

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 234,433 people
• By 2030: 243,834 · +4.0%
• By 2040: 259,717 · +10.8%
• By 2050: 273,269 · +16.6%
• By 2075: 300,624 · +28.2%
• By 2100: 305,256 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Jackson

• 2024 margin: Lean R (+6.4) · D 45.5% · R 51.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 0.1pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+3.5 2016: R+9.2 2012: R+5.0 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.82%
• Current HPI: 304.579
• 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

-5.0% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $186,200 MLSCO
• 2026-06-12 Price Changed $186,200 RMLS
• 2026-06-09 Relisted — RMLS
• 2026-06-09 Relisted — MLSCO
• 2026-06-01 Pending — RMLS
• 2026-06-01 Pending — MLSCO
• 2026-05-06 Listed $196,000 RMLS
• 2026-05-06 Listed $196,000 MLSCO