1600 Rhododendron Dr #155 · Florence, OR 97439

$164,500

1 bd · 1.0 ba · 576 sqft · Manufactured public records · 37 Days on market

Built 1974 6,098 sqft lot $286/sqft · 5% below area Est $174k · 5% under $335/mo HOA · 23% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.9/15.0
• Cash flow +5.9/30.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks MLS

BACK ON THE MARKET. NO FAULT OF THE HOME! Cozy 1 bedroom, 1 bath with park like landscaping. Covered front porch, workshop and dumpsite for small RV. Open kitchen and living area, appliances are included, including new washer and dryer. This home has been completely updated with newer roof, windows, painting, plumbing, electrical, heat pump, finish flooring, remodeled bathroom, exterior and interior painting and the list goes on. This one is move-in ready and won't last long.

Key facts

• Covered front porch
• Newer roof
• Updated windows

Tags

• COVERED FRONT PORCH
• BRIGHT AND OPEN KITCHEN
• FULLY EQUIPPED WITH APPLIANCES
• NEWER ROOF
• UPDATED WINDOWS
• MODERNIZED PLUMBING

Property features AI

Finance

• Other: View of trees/woods; No land lease
• HOA & community: Part of Greentrees Village community; Monthly association fee ($335) plus a one-time fee ($1,000); Community amenities include pool, athletic court, meeting room, cable TV, internet, road maintenance, sewer, trash and water

Exterior

• Parking: Driveway parking; RV hookup
• Security: Gated community amenities (community provides gated access)
• Utilities: Public water; Public sewer; Electric service; Cable and fiber-optic internet available
• Home design: Manufactured home on real property; Residential property; Single-story (main level entry); Built in 1974; Aluminum exterior; Irregular lot shape
• Construction: Rubber roof; Skirting foundation
• Exterior features: Deck; Fenced yard; Tool shed; Xeriscape landscaping; Trees/wooded view; Paved road access; Cleared, level lot

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Range hood
• Bedrooms: Primary bedroom (Main level)
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: 1 full bathroom (Main level)
• Heating & cooling: Ductless heating; Mini-split cooling; Electric fuel
• Interior features: Laundry area; Vinyl flooring; Wall-to-wall carpet; Double-pane windows with vinyl frames; Crawl space basement
• Laundry & utility: Washer/Dryer hookups (laundry area); Electric tank water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (11.4% below list).
• Recommended offer: $118k (28.2% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.6% in Florence — 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 70/100 on livability (#142 in OR) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime A-; Watch: employment C-, amenities F, commute F.
• Siuslaw SD 97J (town): math 33% / reading 50% proficiency, ranked #106 of 183 in OR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Siuslaw Elementary School (math 22% / reading 37%, grade F, #263 of 412 statewide, top 68%, 520 students, 68% FRL); Siuslaw Middle School (math 15% / reading 37%, grade F, #101 of 128 statewide, top 80%, 270 students, 68% FRL); Siuslaw High School (math 24% / reading 75%, grade D+, #32 of 143 statewide, top 34%, 459 students, 68% FRL).
• Market conditions: 416 active listings in the ZIP; 1,808 units permitted in Lane County in 2024 (972 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: HOA is 23% of rent.

Recommended offer $118,167 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.89% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 9.4

CMA / ARV

• ARV (median comp): $173,625
• List price: $164,500
• Delta: -5.26%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Rhododendron Dr #187	0.21mi	2/1.0 (+1)	528 (-8%)	12mo	$150,000	$284	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $69,425
• Equity at exit: $148,195

10-year hold

• IRR: 17.2%
• Equity multiple: 5.80×
• Total profit: $220,936
• Equity at exit: $319,587

Cash invested: $46,060 (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 97439

• Home prices YoY: 2.5%
• Active inventory: 416
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$863
• Tax est. 1.5%: −$206 /mo · $2,468/yr
• Insurance: −$69
• HOA: −$335
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-320

Break-even live

Break-even rent $1,863

Max offer price $118,167

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-263	+0% $-320	+5% $-377	+10% $-434
Rent	-10% $-435	-5% $-378	+0% $-320	+5% $-263	+10% $-205
Rate	-1.0pp $-237	-0.5pp $-278	base $-320	+0.5pp $-363	+1.0pp $-406

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: electriclandscaping

Listing history 11 events

1. 2026-06-04
   statusdays on market $164,500 Pending 37 DOM
2. 2026-06-02
   days on market $164,500 Active 36 DOM
3. 2026-06-01
   days on market $164,500 Active 35 DOM
4. 2026-05-31
   days on market $164,500 Active 34 DOM
5. 2026-04-27
   listed $164,500 Active 1503-char remark
6. 2023-06-01
   soldstatus $194,000 Closed 481-char remark

   Show marketing remark (481 chars)

   BACK ON THE MARKET. NO FAULT OF THE HOME! Cozy 1 bedroom, 1 bath with park like landscaping. Covered front porch, workshop and dumpsite for small RV. Open kitchen and living area, appliances are included, including new washer and dryer. This home has been completely updated with newer roof, windows, painting, plumbing, electrical, heat pump, finish flooring, remodeled bathroom, exterior and interior painting and the list goes on. This one is move-in ready and won't last long.

7. 2023-04-27
   listed $194,000 481-char remark

   Show marketing remark (481 chars)

   BACK ON THE MARKET. NO FAULT OF THE HOME! Cozy 1 bedroom, 1 bath with park like landscaping. Covered front porch, workshop and dumpsite for small RV. Open kitchen and living area, appliances are included, including new washer and dryer. This home has been completely updated with newer roof, windows, painting, plumbing, electrical, heat pump, finish flooring, remodeled bathroom, exterior and interior painting and the list goes on. This one is move-in ready and won't last long.

8. 2023-04-27
   historical 481-char remark

   Show marketing remark (481 chars)

   BACK ON THE MARKET. NO FAULT OF THE HOME! Cozy 1 bedroom, 1 bath with park like landscaping. Covered front porch, workshop and dumpsite for small RV. Open kitchen and living area, appliances are included, including new washer and dryer. This home has been completely updated with newer roof, windows, painting, plumbing, electrical, heat pump, finish flooring, remodeled bathroom, exterior and interior painting and the list goes on. This one is move-in ready and won't last long.

9. 2019-11-18
   soldstatus $96,995 Sold

   Show marketing remark (277 chars)

   Cozy & adorable 1 bdrm, 1 bath with park like side yard, covered front porch, workshop, & dumpsite for small RV. Open kitchen and living area with breakfast nook. All kitchen appliances & washer & Dryer included. Great outside entertaining and Rear garden areas

10. 2019-10-18
    status Pending

    Show marketing remark (277 chars)

    Cozy & adorable 1 bdrm, 1 bath with park like side yard, covered front porch, workshop, & dumpsite for small RV. Open kitchen and living area with breakfast nook. All kitchen appliances & washer & Dryer included. Great outside entertaining and Rear garden areas

11. 2019-10-07
    listed $96,995 Active

    Show marketing remark (277 chars)

    Cozy & adorable 1 bdrm, 1 bath with park like side yard, covered front porch, workshop, & dumpsite for small RV. Open kitchen and living area with breakfast nook. All kitchen appliances & washer & Dryer included. Great outside entertaining and Rear garden areas

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,493
• − Mortgage interest: −$9,215
• − Property taxes: −$2,468
• − Insurance: −$822
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − HOA: −$4,020
• − Depreciation: −$4,785
• Taxable loss: −$6,616
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $-2,255/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: Siuslaw SD 97J
• NCES district ID: 4105100
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $36,892
• Composite: 36.82/100
• National rank: #9169
• State rank: #106 of 183 in OR

Livability — Florence

• Score: 70/100
• State rank: #142
• US rank: #8094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, OR
• Population (ZIP): 15,643

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% Hispanic / Latino 5% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Portuguese 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

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: ▲ 17.79%
• Current HPI: 717.84
• 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

+65.0% since first listed

9 events — show timeline

• 2026-06-17 Sold (MLS) $160,000 RMLS
• 2026-06-03 Pending — RMLS
• 2026-04-27 Listed $164,500 RMLS
• 2023-06-01 Sold (MLS) $194,000 RMLS
• 2023-04-27 Listed $194,000 RMLS
• 2023-04-27 Delisted — RMLS
• 2019-11-18 Sold (MLS) $96,995 RMLS
• 2019-10-18 Pending — RMLS
• 2019-10-07 Listed $96,995 RMLS

Property tax history

+3.5%/yr

Latest (2022): $138 · +2.1% YoY. Source: county tax records.