2010 SW 3rd St #16 · Corvallis, OR 97333

$89,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 79 Days on market

Built 1974 $96/sqft · at area comps Est $92k · at est.

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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 +9.0/15.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All-Age Park! $600 space rent includes water, sewer and garbage! Move-in ready 3 bedroom, 1 bath home in the sought-after Sunrise Mobile Park community! Ideally located just minutes from Oregon State University and Hwy 34, this home offers both convenience and comfort. Inside, enjoy a functional layout with well-separated bedrooms - perfect for roommates, guests, or added privacy. Well maintained throughout, the home features a sealed roof upgraded with corrugated material for added durability, along with a heat pump for year-round efficiency and comfort. An excellent opportunity to own in a prime Corvallis location with easy access to shopping, dining, and major commuting routes.

Key facts

• Heat pump
• Sealed roof
• Functional layout

Tags

• MOVE IN READY
• FUNCTIONAL LAYOUT
• WELL SEPARATED BEDROOMS
• SEALED ROOF
• UPGRADED CORRUGATED MATERIAL
• HEAT PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 2.6% in Corvallis — 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 82/100 on livability (#45 in OR, #1,113 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Corvallis SD 509J (urban): math 49% / reading 62% proficiency, ranked #15 of 183 in OR (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 87 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% 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 79 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1974 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.09% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.52%
• DSCR: 3.03
• GRM: 4.0

CMA / ARV

• ARV (median comp): $92,053
• List price: $89,000
• Delta: -3.32%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 SW 3rd St #24	0.00mi	2/1.0 (-1)	924 (0%)	1mo	$120,000	$130	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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.81×
• Total profit: $45,064
• Equity at exit: $13,270

10-year hold

• IRR: 48.2%
• Equity multiple: 5.57×
• Total profit: $113,839
• Equity at exit: $7,695

Cash invested: $24,920 (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 97333

• Rents YoY: 2.6%
• Active inventory: 87
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$467
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $945

Break-even live

Break-even rent $664

Max offer price $89,000

Occupancy floor 44%

Sensitivity live

Price	-10% $996	-5% $970	+0% $945	+5% $920	+10% $895
Rent	-10% $798	-5% $872	+0% $945	+5% $1,019	+10% $1,092
Rate	-1.0pp $990	-0.5pp $968	base $945	+0.5pp $922	+1.0pp $899

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 SW Tunison Ave Unit 445-13 Corvallis, OR	2.0	1.0	760	$1,395	$1.84	44d	1	0.19mi
100 SE Viewmont Ave Unit 110-A Corvallis, OR	2.0	1.5	1080	$1,550	$1.44	44d	1	0.21mi
325 SE Lilly Ave Unit A Corvallis, OR	2.0	1.5	856	$1,525	$1.78	44d	1	0.29mi
2567 SW Pickford St Unit C Corvallis, OR	2.0	1.0	800	$1,295	$1.62	45d	1	0.35mi
2665 SW Pickford St Unit CNV 57 Corvallis, OR	2.0	1.0	756	$1,395	$1.85	45d	1	0.41mi
2000 SE Bethel St Corvallis, OR	3.0	1.0	937	$2,325	$2.48	44d	1	0.42mi
1680 SE Crystal Lake Dr Unit 1680-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	44d	1	0.62mi
1750 SE Crystal Lake Dr Unit 1750-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	44d	1	0.62mi
975 SW 15th St Corvallis, OR	1.0–2.0	1.0–1.5	720	$1,895	$2.63	44d	8	0.87mi
2610 SW Western Blvd Unit 10301 Corvallis, OR	2.0	1.0	1050	$1,595	$1.52	44d	1	0.99mi
707 SW 10th St Corvallis, OR	4.0	1.0–3.0	1513	$3,655	$2.41	44d	14	1.05mi
900 SE Centerpointe Dr Corvallis, OR	1.0–3.0	1.0–2.0	952	$1,925	$2.02	44d	1	1.07mi
427 SW 5th St Corvallis, OR	2.0	1.0	602	$1,775	$2.95	44d	1	1.07mi
3460 SE Midvale Dr Corvallis, OR	1.0–3.0	1.0–1.5	858	$2,050	$2.39	44d	1	1.14mi
422 SW 9th St Corvallis, OR	3.0	1.0	1009	$2,295	$2.27	44d	1	1.14mi
118 NW Jackson Ave Unit 306 Corvallis, OR	2.0	1.5	828	$2,200	$2.66	44d	1	1.36mi

Listing history 21 events

1. 2026-06-19
   days on market $89,000 Active 79 DOM
2. 2026-06-18
   days on market $89,000 Active 78 DOM
3. 2026-06-17
   days on market $89,000 Active 77 DOM
4. 2026-06-16
   days on market $89,000 Active 76 DOM
5. 2026-06-15
   days on market $89,000 Active 75 DOM
6. 2026-06-14
   days on market $89,000 Active 73 DOM
7. 2026-06-10
   days on market $89,000 Active 70 DOM
8. 2026-06-09
   days on market $89,000 Active 69 DOM
9. 2026-06-08
   days on market $89,000 Active 68 DOM
10. 2026-06-07
    days on market $89,000 Active 67 DOM
11. 2026-06-05
    days on market $89,000 Active 64 DOM
12. 2026-06-03
    days on market $89,000 Active 63 DOM
13. 2026-06-02
    days on market $89,000 Active 62 DOM
14. 2026-06-01
    days on market $89,000 Active 61 DOM
15. 2026-05-31
    days on market $89,000 Active 60 DOM
16. 2026-05-30
    days on market $89,000 Active 59 DOM
17. 2026-04-01
    listed $89,000 Active 689-char remark

    Show marketing remark (689 chars)

    All-Age Park! $600 space rent includes water, sewer and garbage! Move-in ready 3 bedroom, 1 bath home in the sought-after Sunrise Mobile Park community! Ideally located just minutes from Oregon State University and Hwy 34, this home offers both convenience and comfort. Inside, enjoy a functional layout with well-separated bedrooms - perfect for roommates, guests, or added privacy. Well maintained throughout, the home features a sealed roof upgraded with corrugated material for added durability, along with a heat pump for year-round efficiency and comfort. An excellent opportunity to own in a prime Corvallis location with easy access to shopping, dining, and major commuting routes.

18. 2026-04-01
    listed $89,000 Active 689-char remark

    Show marketing remark (689 chars)

    All-Age Park! $600 space rent includes water, sewer and garbage! Move-in ready 3 bedroom, 1 bath home in the sought-after Sunrise Mobile Park community! Ideally located just minutes from Oregon State University and Hwy 34, this home offers both convenience and comfort. Inside, enjoy a functional layout with well-separated bedrooms - perfect for roommates, guests, or added privacy. Well maintained throughout, the home features a sealed roof upgraded with corrugated material for added durability, along with a heat pump for year-round efficiency and comfort. An excellent opportunity to own in a prime Corvallis location with easy access to shopping, dining, and major commuting routes.

19. 2023-04-20
    soldstatus $82,800 Sold
20. 2023-03-01
    historical Active under Contract
21. 2023-02-24
    listed $85,000 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: $244 · $20/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$619/yr (+$52/mo · 253.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,320
• − Mortgage interest: −$4,985
• − Property taxes: −$244
• − Insurance: −$445
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$2,589
• Taxable income: $10,485
• Est. tax owed @ 24.0%: −$2,516
• After-tax cash flow: $8,826/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: Corvallis SD 509J
• NCES district ID: 4103480
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $44,820
• Composite: 48.62/100
• National rank: #4584
• State rank: #15 of 183 in OR

Livability — Corvallis

• Score: 82/100
• State rank: #45
• US rank: #1113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corvallis, OR
• County: Benton County · 98,484 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 23,934
• Household income: $65,191
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 2038.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 96,963 people
• By 2030: 101,658 · +4.8%
• By 2040: 110,157 · +13.6%
• By 2050: 119,275 · +23.0%
• By 2075: 145,172 · +49.7%
• By 2100: 165,349 · +70.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 4% Portuguese 3%
• Foreign-born: 10% · China, Canada
• Languages at home: 87% English-only · Spanish 5% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Benton

• 2024 margin: Solid D (+39.6) · D 68.1% · R 28.5% · Other 3.5%
• 2008→2024 swing: +8.1pp toward D · 2008: 31.5pp · 2024: 39.6pp
• All cycles: 2024: D+39.6 2020: D+39.7 2016: D+33.8 2012: D+28.8 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -376.98%
• Current HPI: 309.2734
• Rent YoY: ▲ 2.63%
• Metro: Corvallis, 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

+4.7% since first listed

5 events — show timeline

• 2026-04-01 Listed $89,000 WVMLS
• 2026-04-01 Listed $89,000 RMLS
• 2023-04-20 Sold (MLS) $82,800 WVMLS
• 2023-03-01 Contingent — WVMLS
• 2023-02-24 Listed $85,000 WVMLS

Property tax history

+5.8%/yr

Latest (2025): $244 · +2.9% YoY. Source: county tax records.