301 B Ave · Canyonville, OR 97417

$135,000

3 bd · 1.0 ba · 672 sqft · Manufactured public records · 134 Days on market

Built 1950 0.27 ac lot $201/sqft · 83% above area Est $112k · 21% over

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Why this score? — see what drove the F 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 +6.6/30.0
• Appreciation +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Perfect for fix-and-flip investors, first-time flippers, or cash buyers looking for their next project. This property offers a solid opportunity to add value with renovations and improvements. Situated on a spacious lot with ample room for parking, storage, or future enhancements, this home is ready for a transformation. Nestled in a quiet Canyonville setting with scenic surroundings, the property provides a rural feel while still being conveniently located with town amenities, I-5 access, and local services. With the right vision and updates, this could be a great resale or rental investment. AS-IS.

Key facts

• Rural feel
• Spacious lot
• Scenic surroundings

Tags

• SPACIOUS LOT
• AMPLE ROOM FOR PARKING
• SCENIC SURROUNDINGS
• RURAL FEEL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (33.3% below list).
• Recommended offer: $90k (33.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#183 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• South Umpqua SD 19 (town): math 21% / reading 34% proficiency, ranked #51 of 58 in OR (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 1 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $90,000 (33.3% 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 134 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $111,985
• List price: $135,000
• Delta: 20.55%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.5%
• Equity multiple: 0.05×
• Total profit: $-35,999
• Equity at exit: $20,129

10-year hold

• IRR: -27.9%
• Equity multiple: -0.31×
• Total profit: $-49,495
• Equity at exit: $11,672

Cash invested: $37,800 (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 97417

• Home prices YoY: -0.9%
• Active inventory: 19
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-222

Break-even live

Break-even rent $1,181

Max offer price $102,883

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-175	+0% $-222	+5% $-269	+10% $-315
Rent	-10% $-293	-5% $-258	+0% $-222	+5% $-186	+10% $-151
Rate	-1.0pp $-154	-0.5pp $-188	base $-222	+0.5pp $-257	+1.0pp $-293

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 NE Long St Unit 121 Canyonville, OR	2.0	1.0	576	$900	$1.56	44d	1	0.78mi

Listing history 16 events

1. 2026-06-19
   days on market $135,000 Active 134 DOM
2. 2026-06-18
   days on market $135,000 Active 133 DOM
3. 2026-06-17
   days on market $135,000 Active 132 DOM
4. 2026-06-16
   days on market $135,000 Active 131 DOM
5. 2026-06-15
   days on market $135,000 Active 130 DOM
6. 2026-06-14
   days on market $135,000 Active 128 DOM
7. 2026-06-12
   days on market $135,000 Active 127 DOM
8. 2026-06-09
   days on market $135,000 Active 124 DOM
9. 2026-06-08
   days on market $135,000 Active 123 DOM
10. 2026-06-07
    days on market $135,000 Active 122 DOM
11. 2026-06-05
    days on market $135,000 Active 119 DOM
12. 2026-06-02
    days on market $135,000 Active 117 DOM
13. 2026-06-01
    days on market $135,000 Active 116 DOM
14. 2026-05-31
    days on market $135,000 Active 115 DOM
15. 2026-05-30
    days on market $135,000 Active 114 DOM
16. 2026-02-05
    listed $135,000 Active 607-char remark

    Show marketing remark (607 chars)

    Perfect for fix-and-flip investors, first-time flippers, or cash buyers looking for their next project. This property offers a solid opportunity to add value with renovations and improvements. Situated on a spacious lot with ample room for parking, storage, or future enhancements, this home is ready for a transformation. Nestled in a quiet Canyonville setting with scenic surroundings, the property provides a rural feel while still being conveniently located with town amenities, I-5 access, and local services. With the right vision and updates, this could be a great resale or rental investment. AS-IS.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$3,927
• Taxable loss: −$5,117
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $-1,435/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: South Umpqua SD 19
• NCES district ID: 4111610
• Math proficiency: 21% ▼ -5.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $38,796
• Composite: 23.01/100
• National rank: #7976
• State rank: #51 of 58 in OR

Livability — Canyonville

• Score: 66/100
• State rank: #183
• US rank: #11206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canyonville, OR
• Population (ZIP): 2,462

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 7% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 4% Lithuanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -3.05%
• Current HPI: 339.7648
• 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

• 2026-02-05 Listed $135,000 RMLS

Property tax history

+1.6%/yr

Latest (2025): $68 · +2.9% YoY. Source: county tax records.