1200 E Central Ave #5 · Sutherlin, OR 97479

$59,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 1 Days on market

Built 1986 $52/sqft · 20% below area Est $75k · 20% 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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained home in a nice Sutherlin 55 and older park w/recreation facilities and a pool. Home features a nice floor plan & a low maintenance yard.

Key facts

• Covered deck
• Double pane windows
• Grass in the back

Tags

• PINEVIEW ESTATES COMMUNITY
• DOUBLE PANE WINDOWS
• COVERED DECK
• TWO SHEDS
• GRAVELED AND ROCKED PROPERTY
• GRASS IN THE BACK

Property features AI

Finance

• Other: Property is resale; Property type: Residential (manufactured home in park)
• Financial info: Land lease (lot rent) is paid monthly; Land lease expiration: June 30, 2028
• HOA & community: Pineview Mobile Home Park; Park amenities include meeting room, party room, pool and recreation facilities; Some pet restrictions; Land lease in place (monthly lot rent)

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Public water; Public sewer; Electricity
• Home design: Manufactured home in park; One-level layout; Built in 1986; Mountain and valley views; T-111 siding; Composition roof; Entry facing unspecified direction
• Construction: Pillar/post/pier foundation with skirting; T-111 siding construction; Composition roof
• Exterior features: Covered deck; Porch; Tool shed; Yard; Public road access; Level, paved lot; Leased land (mobile home park)

Interior

• Kitchen: Disposal; Range hood; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on main level; Second bedroom on main level
• Flooring: Laminate flooring; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fans; High ceilings; High-speed internet; Laminate flooring; Wall-to-wall carpet; Soaking tub; Walk-in shower; Laundry area; Washer and dryer included; Accessibility features (minimal steps, one level, utility room on main)
• Laundry & utility: Main-level laundry; Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.1% vs local median 3.5% in Sutherlin — 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 (#135 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Sutherlin SD 130 (town): math 19% / reading 40% proficiency, ranked #47 of 58 in OR (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Sutherlin Intermediate (math 22% / reading 37%, grade F, #263 of 412 statewide, top 68%, 328 students, 63% FRL); Sutherlin Middle School (math 17% / reading 37%, grade F, #96 of 128 statewide, top 78%, 289 students, 65% FRL); Sutherlin High School (math 24% / reading 44%, grade F, #94 of 143 statewide, top 70%, 361 students, 83% FRL) — zoned schools average 70% FRL vs 55% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Douglas County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.
• Current owner paid $25k; list at $60k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.04% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.19%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (median comp): $74,872
• List price: $59,900
• Delta: -20.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 E Central Ave #40	0.00mi	2/2.0	1,188 (+3%)	20mo	$100,000	$84	78
221 Easy St	0.36mi	2/2.0	1,188 (+3%)	22mo	$280,000	$236	60
1000 E Central Ave #35	0.14mi	3/2.0 (+1)	1,296 (+12%)	10mo	$60,000	$46	59
310 Waite St	0.39mi	3/2.0 (+1)	1,188 (+3%)	21mo	$286,000	$241	54
315 Waite St	0.42mi	3/2.0 (+1)	1,296 (+12%)	12mo	$230,000	$177	44
232 Heavenly Ct	0.73mi	3/2.0 (+1)	1,296 (+12%)	8mo	$300,000	$231	34
280 Spence Ave	0.73mi	3/2.0 (+1)	1,248 (+8%)	16mo	$305,000	$244	34

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: 33.4%
• Equity multiple: 2.41×
• Total profit: $23,652
• Equity at exit: $8,931

10-year hold

• IRR: 40.4%
• Equity multiple: 4.79×
• Total profit: $63,649
• Equity at exit: $5,179

Cash invested: $16,772 (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 97479

• Home prices YoY: -19.2%
• Active inventory: 109
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $523

Break-even live

Break-even rent $559

Max offer price $59,900

Occupancy floor 52%

Sensitivity live

Price	-10% $557	-5% $540	+0% $523	+5% $506	+10% $489
Rent	-10% $427	-5% $475	+0% $523	+5% $571	+10% $620
Rate	-1.0pp $553	-0.5pp $538	base $523	+0.5pp $508	+1.0pp $492

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Sunny Ln Unit 122 Sutherlin, OR	2.0	1.0	860	$1,195	$1.39	21d	1	0.10mi
233 NW Sherman St Sutherlin, OR	2.0	2.0	988	$1,550	$1.57	14d	2	1.41mi

Listing history 11 events

1. 2026-06-07
   statusdays on marketlisting id $59,900 Pending 1 DOM
2. 2026-06-03
   days on market $59,900 Active 20 DOM
3. 2026-06-03
   price $59,900 Active 19 DOM
4. 2026-06-02
   days on market $64,900 Active 19 DOM
5. 2026-06-01
   days on market $64,900 Active 18 DOM
6. 2026-05-31
   days on market $64,900 Active 17 DOM
7. 2026-05-30
   days on market $64,900 Active 16 DOM
8. 2026-05-14
   listed $64,900 Active 857-char remark
9. 2008-06-06
   soldstatus $25,000 161-char remark

   Show marketing remark (161 chars)

   Very well maintained home in a nice Sutherlin 55 and older park w/recreation facilities and a pool. Home features a nice floor plan & a low maintenance yard.

10. 2008-05-22
    historical 161-char remark

    Show marketing remark (161 chars)

    Very well maintained home in a nice Sutherlin 55 and older park w/recreation facilities and a pool. Home features a nice floor plan & a low maintenance yard.

11. 2007-06-27
    listed $29,000 161-char remark

    Show marketing remark (161 chars)

    Very well maintained home in a nice Sutherlin 55 and older park w/recreation facilities and a pool. Home features a nice floor plan & a low maintenance yard.

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$144/yr (+$12/mo · 33.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥92°F today · 17 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: $14,660
• − Mortgage interest: −$3,355
• − Property taxes: −$437
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$1,743
• Taxable income: $5,683
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $4,915/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: Sutherlin SD 130
• NCES district ID: 4111940
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 40% ▼ -14.00%
• Median HH income: $40,425
• Composite: 24.79/100
• National rank: #7598
• State rank: #47 of 58 in OR

Livability — Sutherlin

• Score: 70/100
• State rank: #135
• US rank: #7711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sutherlin, OR
• Population (ZIP): 10,479

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 105,191 people
• By 2030: 102,664 · -2.4%
• By 2040: 96,668 · -8.1%
• By 2050: 91,279 · -13.2%
• By 2075: 79,395 · -24.5%
• By 2100: 66,107 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+37.7) · D 29.9% · R 67.6% · Other 2.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -20.1pp · 2024: -37.7pp
• All cycles: 2024: R+37.7 2020: R+37.5 2016: R+39.4 2012: R+27.6 2008: R+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.34%
• Current HPI: 328.8614
• 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

+106.6% since first listed

5 events — show timeline

• 2026-06-04 Pending — RMLS
• 2026-05-14 Listed $59,900 RMLS
• 2008-06-06 Sold (MLS) $25,000 RMLS
• 2008-05-22 Delisted — RMLS
• 2007-06-27 Listed $29,000 RMLS

Property tax history

+2.2%/yr

Latest (2025): $437 · +2.2% YoY. Source: county tax records.