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

$86,500

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 129 Days on market

Manufactured home Built 1974 Fair condition $94/sqft · 28% below area Est $120k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Affordable homeownership in an all-age park in Corvallis! This move-in ready 3 bedroom, 1 bath home offers a functional floor plan, heat pump for year-round comfort, and a storage shed for added convenience. Conveniently located near shopping, dining, parks, medical facilities, and major commuting routes. Space rent includes water, sewer, and garbage. A great opportunity to enjoy affordable living in a well-maintained community. Buyer must obtain park approval. Call today for a tour!

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 $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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.
• Zoned schools: Lincoln Elementary School (331 students, 45% FRL); Linus Pauling Middle School (768 students, 45% FRL); Corvallis High School (1,284 students, 40% FRL).
• Market conditions: Rents rising (+2.6%/yr); 122 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $598 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($76k) 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 $76,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.66% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (median comp): $120,000
• List price: $86,500
• Delta: -27.92%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales 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%)	3mo	$120,000	$130	93
2010 SW 3rd #24 St	0.00mi	2/1.0 (-1)	924 (0%)	3mo	$120,000	$130	93
300 SE Goodnight Ave #82	0.76mi	3/1.0	924 (0%)	0mo	$40,000	$43	65
388 SW Butterfield Pl	0.12mi	3/2.0	1,080 (+17%)	8mo	$319,900	$296	59
2010 SW 3rd St #19	0.00mi	3/2.0	756 (-18%)	16mo	$69,000	$91	58
300 SE Goodnight Ave #56	0.76mi	3/1.0	1,008 (+9%)	5mo	$51,000	$51	45

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: 25.1%
• Equity multiple: 2.03×
• Total profit: $24,999
• Equity at exit: $12,897

10-year hold

• IRR: 32.6%
• Equity multiple: 3.91×
• Total profit: $70,439
• Equity at exit: $7,479

Cash invested: $24,220 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $71,000 ($85/sqft)
• Median days on market: 123 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +53.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 97333

• Rents YoY: 2.6%
• Active inventory: 122
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$454
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$36
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $621

Break-even live

Break-even rent $646

Max offer price $86,500

Occupancy floor 52%

Sensitivity live

Price	-10% $670	-5% $646	+0% $621	+5% $597	+10% $572
Rent	-10% $508	-5% $565	+0% $621	+5% $678	+10% $735
Rate	-1.0pp $665	-0.5pp $643	base $621	+0.5pp $599	+1.0pp $576

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: $21,625
• Closing costs: $2,595
• Club membership (one-time): —
• 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	93d	1	0.19mi
100 SE Viewmont Ave Unit 110-A Corvallis, OR	2.0	1.5	1080	$1,550	$1.44	93d	1	0.21mi
325 SE Lilly Ave Unit A Corvallis, OR	2.0	1.5	856	$1,525	$1.78	93d	1	0.29mi
2567 SW Pickford St Unit C Corvallis, OR	2.0	1.0	800	$1,295	$1.62	93d	1	0.35mi
2665 SW Pickford St Unit CNV 57 Corvallis, OR	2.0	1.0	756	$1,395	$1.85	93d	1	0.41mi
2000 SE Bethel St Corvallis, OR	3.0	1.0	937	$2,325	$2.48	93d	1	0.42mi
1680 SE Crystal Lake Dr Unit 1680-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	93d	1	0.62mi
1750 SE Crystal Lake Dr Unit 1750-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	93d	1	0.62mi
975 SW 15th St Corvallis, OR	1.0–2.0	1.0–1.5	720	$1,895	$2.63	93d	8	0.87mi
2610 SW Western Blvd Unit 10301 Corvallis, OR	2.0	1.0	1050	$1,595	$1.52	93d	1	0.99mi
707 SW 10th St Corvallis, OR	4.0	1.0–3.0	1513	$3,655	$2.41	93d	14	1.05mi
900 SE Centerpointe Dr Corvallis, OR	1.0–3.0	1.0–2.0	952	$1,925	$2.02	93d	1	1.07mi
427 SW 5th St Corvallis, OR	2.0	1.0	602	$1,775	$2.95	93d	1	1.07mi
3460 SE Midvale Dr Corvallis, OR	1.0–3.0	1.0–1.5	858	$2,050	$2.39	93d	1	1.14mi
422 SW 9th St Corvallis, OR	3.0	1.0	1009	$2,295	$2.27	93d	1	1.14mi
118 NW Jackson Ave Unit 306 Corvallis, OR	2.0	1.5	828	$2,200	$2.66	93d	1	1.36mi

Property features AI

Finance

• Other: Parcel number 016832
• HOA & community: Located in Sunrise Mobile Park (lot rent applies)Lot rent $600 per monthLand lease in effect through December 31, 2026Not a senior community

Exterior

• Parking: Driveway
• Utilities: Electric fuelPublic waterPublic sewer
• Home design: Manufactured home in a park (residential)Single-story / one levelModel: STALERBuilt in 1974No notable view
• Construction: Metal and other roofingPillar/post/pier foundation with skirting
• Exterior features: PorchTool shedYardAluminum exteriorPaved road access

Interior

• Kitchen: Free-standing rangeFree-standing refrigeratorDishwasherGarbage disposal
• Bedrooms: Primary bedroom on main levelSecond bedroom on main levelThird bedroom on main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heatingHeat pump for heating and coolingElectric hot water
• Interior features: Accessible doors and hallwaysAccessible full bathroomMain-floor bedroom with bathBathroom and kitchen cabinets adapted for accessibilityNatural lightingOne-level livingWasher/Dryer includedDouble-pane windowsLuxury vinyl plank flooringCrawl space
• Laundry & utility: Washer and dryer

Listing history 50 events

1. 2026-08-08
   days on market $86,500 Active 129 DOM
2. 2026-08-07
   days on market $86,500 Active 128 DOM
3. 2026-08-06
   days on market $86,500 Active 127 DOM
4. 2026-08-05
   days on market $86,500 Active 126 DOM
5. 2026-08-04
   days on market $86,500 Active 125 DOM
6. 2026-08-03
   days on market $86,500 Active 124 DOM
7. 2026-07-31
   days on market $86,500 Active 121 DOM
8. 2026-07-29
   days on market $86,500 Active 119 DOM
9. 2026-07-27
   days on market $86,500 Active 117 DOM
10. 2026-07-25
    days on market $86,500 Active 115 DOM
11. 2026-07-23
    days on market $86,500 Active 113 DOM
12. 2026-07-22
    days on market $86,500 Active 112 DOM
13. 2026-07-21
    days on market $86,500 Active 111 DOM
14. 2026-07-18
    days on market $86,500 Active 108 DOM
15. 2026-07-16
    days on market $86,500 Active 106 DOM
16. 2026-07-16
    days on market $86,500 Active 105 DOM
17. 2026-07-14
    days on market $86,500 Active 104 DOM
18. 2026-07-13
    days on market $86,500 Active 103 DOM
19. 2026-07-12
    days on market $86,500 Active 102 DOM
20. 2026-07-11
    days on market $86,500 Active 101 DOM
21. 2026-07-10
    days on market $86,500 Active 100 DOM
22. 2026-07-09
    days on market $86,500 Active 99 DOM
23. 2026-07-08
    days on market $86,500 Active 98 DOM
24. 2026-07-07
    days on market $86,500 Active 97 DOM
25. 2026-07-06
    days on market $86,500 Active 96 DOM
26. 2026-07-05
    days on market $86,500 Active 95 DOM
27. 2026-07-04
    days on market $86,500 Active 94 DOM
28. 2026-07-03
    days on market $86,500 Active 93 DOM
29. 2026-07-02
    days on market $86,500 Active 92 DOM
30. 2026-07-01
    days on market $86,500 Active 91 DOM
31. 2026-06-30
    days on market $86,500 Active 90 DOM
32. 2026-06-29
    days on market $86,500 Active 89 DOM
33. 2026-06-28
    days on market $86,500 Active 88 DOM
34. 2026-06-28
    days on market $86,500 Active 87 DOM
35. 2026-06-27
    days on market $86,500 Active 86 DOM
36. 2026-06-26
    pricedays on market $86,500 Active 85 DOM
37. 2026-06-23
    days on market $89,000 Active 82 DOM
38. 2026-06-21
    days on market $89,000 Active 81 DOM
39. 2026-06-19
    days on market $89,000 Active 79 DOM
40. 2026-06-18
    days on market $89,000 Active 78 DOM
41. 2026-06-17
    days on market $89,000 Active 77 DOM
42. 2026-06-16
    days on market $89,000 Active 76 DOM
43. 2026-06-15
    days on market $89,000 Active 75 DOM
44. 2026-06-14
    days on market $89,000 Active 73 DOM
45. 2026-06-10
    days on market $89,000 Active 70 DOM
46. 2026-06-09
    days on market $89,000 Active 69 DOM
47. 2026-06-08
    days on market $89,000 Active 68 DOM
48. 2026-06-07
    days on market $89,000 Active 67 DOM
49. 2026-06-05
    days on market $89,000 Active 64 DOM
50. 2026-06-03
    days on market $89,000 Active 63 DOM

ⓘ 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: $839 · $70/mo
• Expected delta: +$595/yr (+$50/mo · 243.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $17,187
• − Mortgage interest: −$4,845
• − Property taxes: −$244
• − Insurance: −$432
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$2,516
• Taxable income: $6,398
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $5,922/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,620–$13,860 screening

This mobile home requires cosmetic repairs to the roof and exterior, along with routine maintenance. Painting and landscaping improvements would significantly enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — Corrugated material suggests potential water damage
• Moderate exterior siding — Weathered appearance
• Moderate exterior paint — Chipped and worn

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both repair roof — Fixing the roof prevents water damage and extends the home's lifespan ↑
• Both trim landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Lincoln Elementary School Middle Linus Pauling Middle School High Corvallis High School

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

A Composite livability gradescore 82/100

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 · 96,963 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: 14% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Property features AI

Finance

• Other: Parcel number 016832
• HOA & community: Located in Sunrise Mobile Park (lot rent applies)Lot rent $600 per monthLand lease in effect through December 31, 2026Not a senior community

Exterior

• Parking: Driveway
• Utilities: Electric fuelPublic waterPublic sewer
• Home design: Manufactured home in a park (residential)Single-story / one levelModel: STALERBuilt in 1974No notable view
• Construction: Metal and other roofingPillar/post/pier foundation with skirting
• Exterior features: PorchTool shedYardAluminum exteriorPaved road access

Interior

• Kitchen: Free-standing rangeFree-standing refrigeratorDishwasherGarbage disposal
• Bedrooms: Primary bedroom on main levelSecond bedroom on main levelThird bedroom on main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heatingHeat pump for heating and coolingElectric hot water
• Interior features: Accessible doors and hallwaysAccessible full bathroomMain-floor bedroom with bathBathroom and kitchen cabinets adapted for accessibilityNatural lightingOne-level livingWasher/Dryer includedDouble-pane windowsLuxury vinyl plank flooringCrawl space
• Laundry & utility: Washer and dryer

Price history

+1.8% since first listed

7 events — show timeline

• 2026-06-25 Price Changed $86,500 WVMLS
• 2026-06-24 Price Changed $86,500 RMLS
• 2026-04-01 Listed $89,000 RMLS
• 2026-04-01 Listed $89,000 WVMLS
• 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.