5602 Tumbleweed Cir NE #5602 · Brooks, OR 97305

$114,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 4 Days on market

Built 1979 Est $139k · 18% 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 +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACE RENT $530.00 (Inc WSG) Seller has spent heavily on remodeling and updates. New kitchen Cabinet Doors, New glass top range & Hood, New Refer, New stainless sink, New luxury vinyl flooring in Kitchen, M. Bdrm & Bath. New Bathtub shower surround in M. Ba. New Vanity and faucets M. Ba. New decking on front and rear ( all in May 2026) Newer Heat Pump and Furnace . Home has Vinyl Windows T/O. W & D Included. Large Shed with shelving. House pressure washed. New paint on porch newells. Ask LA about Financing

Key facts

• New stainless sink
• New glass top range
• 2 garage spots

Tags

• NEW KITCHEN CABINET DOORS
• NEW GLASS TOP RANGE
• NEW STAINLESS SINK
• NEW LUXURY VINYL FLOORING
• NEW BATHTUB SHOWER SURROUND
• NEW VANITY AND FAUCETS

Property features AI

Finance

• Other: No home warranty; No assessments/liens reported
• HOA & community: Park rent $530.00 (includes water, sewer, garbage)

Exterior

• Parking: Two garage spaces; Carport
• Utilities: City sewer; Private/community water district; Electric water heater; Park rent includes water, sewer and garbage
• Home design: Double wide manufactured home; Built in 1979; Aluminum lap siding; Composition roof; Pier foundation; Adult park
• Construction: 28x60 size (manufactured home); Make: Belm; Serial number 8558
• Exterior features: Partial fenced yard; Landscaped; Covered deck; New front and rear decking (May 2026); Large shed with shelving; Vinyl windows throughout; Tan exterior color

Interior

• Kitchen: New glass-top electric range with hood; New refrigerator included; New stainless sink; Dishwasher; Range included
• Bedrooms: Master bedroom updated (level not specified)
• Flooring: Luxury vinyl flooring in kitchen and master bedroom/bath; Carpet professionally cleaned
• Bathrooms: Main bathrooms: 2; Updated master bathroom with new bathtub/shower surround and new vanity and faucets
• Heating & cooling: Electric heating; Heat pump; Forced air
• Interior features: Wood-burning fireplace in the living room; High-speed communication available; Carpet and vinyl flooring
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).

Location & tenants

• Location reads 61/100 on livability (#265 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D+, schools D, crime F.
• Gervais SD 1 (town): math 35% / reading 46% proficiency, ranked #97 of 183 in OR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 175 active listings in the ZIP; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $114,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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 F 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. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.39%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $139,440
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5848 NE Tumbleweed Cir #5848	0.00mi	3/2.0	1,512 (-10%)	4mo	$145,000	$96	80
5824 NE Tumbleweed Cir #5824	0.00mi	3/2.0	1,512 (-10%)	9mo	$125,000	$83	76
5696 NE Tumbleweed Cir #5696	0.00mi	4/2.0 (+1)	1,792 (+7%)	11mo	$120,000	$67	74

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $36,374
• Equity at exit: $16,998

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $102,213
• Equity at exit: $9,857

Cash invested: $31,920 (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 97305

• Active inventory: 175
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $862

Break-even live

Break-even rent $872

Max offer price $114,000

Occupancy floor 51%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $114,000 Active 4 DOM
2. 2026-06-17
   days on market $114,000 Active 3 DOM
3. 2026-06-16
   days on market $114,000 Active 2 DOM
4. 2026-06-15
   remarks 515-char remark
5. 2026-06-15
   listed $114,000 Active 1 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: $525 · $44/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$580/yr (+$48/mo · 110.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,556
• − Mortgage interest: −$6,386
• − Property taxes: −$525
• − Insurance: −$570
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$3,316
• Taxable income: $8,989
• Est. tax owed @ 24.0%: −$2,157
• After-tax cash flow: $8,182/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: Gervais SD 1
• NCES district ID: 4100015
• Math proficiency: 35% ▼ -2.00%
• Reading proficiency: 46% ▲ 4.00%
• Median HH income: $54,447
• Composite: 37.72/100
• National rank: #8768
• State rank: #97 of 183 in OR

Livability — Brooks

• Score: 61/100
• State rank: #265
• US rank: #17903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 45,044

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 44% White 44% Two or more races 16% Asian 3% Pacific Islander 3% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 2% Slovak 2% Scotch-Irish 2%
• Foreign-born: 23% · Canada, China
• Languages at home: 57% English-only · Spanish 35% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -328.50%
• Current HPI: 296.3428
• 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

1 event — show timeline

• 2026-06-14 Listed $114,000 WVMLS

Property tax history

+4.3%/yr

Latest (2025): $525 · +3.8% YoY. Source: county tax records.