3760 Highway 101 #18 · Florence, OR 97439

$89,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 10 Days on market

Built 1978 Est $123k · 27% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nicely updated home in B & E Wayside Park. This home boasts 2 bedrooms and 1.5 baths. You walk in a newer sliding glass door to the open and spacious living room with great lighting. This home has a newer ductless furnace giving the ultimate comfort and newer laminate flooring throughout the home. The front features a large kitchen with ample storage plus a pantry and storage closet. With a second bedroom and half bath there is plenty of room for company and a newer washer and dryer set in the hallway. The primary bedroom has a wonderful walk in closet area and a jack and jill bathroom setup that is roomy and bright. You'll love all the outdoor amenities this property has such as the co

Key facts

• Large kitchen
• Updated home
• Ample storage

Tags

• UPDATED HOME
• NEWER SLIDING GLASS DOOR
• NEWER DUCTLESS FURNACE
• NEWER LAMINATE FLOORING
• LARGE KITCHEN
• AMPLE STORAGE

Property features AI

Finance

• Other: Lot rent listed separately (monthly)
• Financial info: Monthly lot rent applicable
• HOA & community: Park association provides cable TV, sewer, trash and water

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric service; Cable internet
• Home design: Manufactured home in a park; Residential property (not attached); Resale home; One story; Main level living; Views of trees/woods
• Construction: Built in 1978; Skirting foundation
• Exterior features: Rubber roof; Metal siding; Fenced yard with dog run; Porch; Outbuilding and tool shed; Yard; Level lot; Paved road access

Interior

• Kitchen: Built-in range and built-in oven; Free-standing range and free-standing refrigerator; Dishwasher; Microwave; Pantry; Laminate flooring
• Bedrooms: Primary bedroom on the main level with laminate flooring and walk-in closet; Second bedroom on the main level with laminate flooring
• Flooring: Luxury vinyl plank; Laminate flooring
• Bathrooms: One full bathroom and one partial bathroom (total 2 bathrooms)
• Heating & cooling: Ductless heating; Forced air (90% efficiency); Heat pump cooling; Electric hot water
• Interior features: Single-level living; Laundry area on main level; Washer and dryer included; Luxury vinyl plank and laminate flooring; Double-pane windows with vinyl frames; Crawl space
• Laundry & utility: Main-level laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 17.2% 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: 406 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 $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Lane County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 1.91% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.97%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $122,892
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3760 Highway 101 #17	0.00mi	2/1.0	924 (0%)	16mo	$78,000	$84	87
3760 Highway 101 #26	0.00mi	2/2.0	924 (0%)	14mo	$81,500	$88	84
3760 Highway 101 #3	0.00mi	2/2.0	938 (+2%)	23mo	$125,000	$133	75
22 Sand Dollar Dr	0.59mi	2/1.0	918 (-1%)	20mo	$265,000	$289	54
1699 27th St #22	0.61mi	2/1.0	798 (-14%)	17mo	$65,000	$81	35
122 Outer Dr	0.70mi	2/2.0	1,056 (+14%)	23mo	$320,000	$303	21
235 Horse Shoe Ln	0.73mi	1/1.0 (-1)	800 (-13%)	24mo	$148,000	$185	19

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: 54.4%
• Equity multiple: 5.01×
• Total profit: $101,002
• Equity at exit: $80,989

10-year hold

• IRR: 47.9%
• Equity multiple: 11.19×
• Total profit: $256,438
• Equity at exit: $174,656

Cash invested: $25,172 (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: 406
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $817

Break-even live

Break-even rent $679

Max offer price $89,900

Occupancy floor 47%

Sensitivity live

Price	-10% $868	-5% $843	+0% $817	+5% $792	+10% $767
Rent	-10% $682	-5% $750	+0% $817	+5% $885	+10% $953
Rate	-1.0pp $863	-0.5pp $840	base $817	+0.5pp $794	+1.0pp $770

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $89,900 Active 10 DOM
2. 2026-06-17
   days on market $89,900 Active 9 DOM
3. 2026-06-16
   days on market $89,900 Active 8 DOM
4. 2026-06-15
   days on market $89,900 Active 7 DOM
5. 2026-06-13
   days on market $89,900 Active 5 DOM
6. 2026-06-12
   days on market $89,900 Active 4 DOM
7. 2026-06-09
   remarks 695-char remark
8. 2026-06-09
   listed $89,900 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: $334 · $28/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$538/yr (+$45/mo · 160.7%)

ⓘ 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 1/10 Low 7 d/yr ≥75°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: $20,571
• − Mortgage interest: −$5,036
• − Property taxes: −$334
• − Insurance: −$450
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$2,615
• Taxable income: $8,845
• Est. tax owed @ 24.0%: −$2,123
• After-tax cash flow: $7,687/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

1 event — show timeline

• 2026-06-08 Listed $89,900 RMLS

Property tax history

+2.8%/yr

Latest (2025): $334 · +2.9% YoY. Source: county tax records.