300 SE Goodnight Ave #82 · Corvallis, OR 97333

$47,900

3 bd · 1.0 ba · 938 sqft · Manufactured public records · 310 Days on market

Built 1978 $51/sqft · 61% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

Key facts

• Outdoor pool
• Easy access to 99w
• Clubhouse

Tags

• COVERED FRONT DECK
• COMMUNITY AMENITIES
• CLUBHOUSE
• OUTDOOR POOL
• EASY ACCESS TO 99W
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.6% vs local median 2.6% in Corvallis — 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 82/100 on livability (#45 in OR, #1,113 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Corvallis SD 509J (urban): math 49% / reading 62% proficiency, ranked #15 of 183 in OR (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 89 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Benton County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $331 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Benton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $29k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $42,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 3.87% ✓
• Cap rate: 35.63%
• Cash-on-cash: 104.78%
• DSCR: 5.66
• GRM: 2.2

CMA / ARV

• ARV (median comp): $120,000
• List price: $47,900
• Delta: -60.08%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 SE Goodnight Ave #56	0.00mi	3/1.0	1,008 (+8%)	4mo	$51,000	$51	84

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.93×
• Total profit: $66,145
• Equity at exit: $7,142

10-year hold

• IRR: —
• Equity multiple: 12.25×
• Total profit: $150,861
• Equity at exit: $4,142

Cash invested: $13,412 (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 97333

• Rents YoY: 2.6%
• Active inventory: 89
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$251
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,171

Break-even live

Break-even rent $370

Max offer price $47,900

Occupancy floor 32%

Sensitivity live

Price	-10% $1,198	-5% $1,185	+0% $1,171	+5% $1,158	+10% $1,144
Rent	-10% $1,025	-5% $1,098	+0% $1,171	+5% $1,244	+10% $1,317
Rate	-1.0pp $1,195	-0.5pp $1,183	base $1,171	+0.5pp $1,159	+1.0pp $1,146

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2665 SW Pickford St Unit CNV 57 Corvallis, OR	2.0	1.0	756	$1,395	$1.85	45d	1	0.36mi
900 SE Centerpointe Dr Corvallis, OR	1.0–3.0	1.0–2.0	952	$1,925	$2.02	45d	1	0.37mi
2567 SW Pickford St Unit C Corvallis, OR	2.0	1.0	800	$1,295	$1.62	45d	1	0.42mi
3460 SE Midvale Dr Corvallis, OR	1.0–3.0	1.0–1.5	858	$2,050	$2.39	45d	1	0.46mi
100 SE Viewmont Ave Unit 110-A Corvallis, OR	2.0	1.5	1080	$1,550	$1.44	45d	1	0.53mi
445 SW Tunison Ave Unit 445-13 Corvallis, OR	2.0	1.0	760	$1,395	$1.84	45d	1	0.61mi
2000 SE Bethel St Corvallis, OR	3.0	1.0	937	$2,325	$2.48	45d	1	0.73mi
325 SE Lilly Ave Unit A Corvallis, OR	2.0	1.5	856	$1,525	$1.78	45d	1	0.85mi
1750 SE Crystal Lake Dr Unit 1750-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	45d	1	0.96mi
1680 SE Crystal Lake Dr Unit 1680-E Corvallis, OR	2.0	2.0	954	$1,499	$1.57	45d	1	1.01mi

Listing history 36 events

1. 2026-06-21
   days on market $47,900 Active 310 DOM
2. 2026-06-19
   days on market $47,900 Active 308 DOM
3. 2026-06-18
   days on market $47,900 Active 307 DOM
4. 2026-06-17
   days on market $47,900 Active 306 DOM
5. 2026-06-16
   days on market $47,900 Active 305 DOM
6. 2026-06-15
   days on market $47,900 Active 304 DOM
7. 2026-06-14
   remarks 314-char remark
8. 2026-06-14
   pricedays on market $47,900 Active 302 DOM
9. 2026-06-10
   days on market $52,900 Active 299 DOM
10. 2026-06-09
    days on market $52,900 Active 298 DOM
11. 2026-06-08
    days on market $52,900 Active 297 DOM
12. 2026-06-07
    days on market $52,900 Active 296 DOM
13. 2026-06-05
    days on market $52,900 Active 293 DOM
14. 2026-06-03
    days on market $52,900 Active 292 DOM
15. 2026-06-02
    days on market $52,900 Active 291 DOM
16. 2026-06-01
    days on market $52,900 Active 290 DOM
17. 2026-05-31
    days on market $52,900 Active 289 DOM
18. 2026-05-30
    days on market $52,900 Active 288 DOM
19. 2026-05-06
    price $52,900 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

20. 2026-01-16
    price $59,000 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

21. 2026-01-15
    status Active 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

22. 2026-01-10
    historical 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

23. 2025-11-08
    price $65,000 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

24. 2025-10-14
    price $68,500 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

25. 2025-10-13
    status Active 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

26. 2025-09-25
    historical Active under Contract 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

27. 2025-09-15
    price $75,000 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

28. 2025-08-10
    listed $77,000 Active 302-char remark

    Show marketing remark (302 chars)

    Single wide manufactured home in Summerset Village. Covered front deck, 3 bed/1 bath. Main living area flows nicely into the kitchen and dinning. Rubberized roof. Easy access to 99W. Close to downtown and OSU. Located in south Corvallis. Community amenities include clubhouse and an outdoor pool.

29. 2022-05-11
    soldstatus $35,000 Sold 341-char remark

    Show marketing remark (341 chars)

    Newly remodeled 3 bed 1 bath home with large backyard. Clean, affordable and in a perfect location, minutes from OSU and downtown. Great home for anyone tired of paying rent and working to start building their own equity. Park amenities include a swimming pool and recreation area for parties or family gatherings. Space Rent is $850/ Month.

30. 2022-04-11
    status Pending 341-char remark

    Show marketing remark (341 chars)

    Newly remodeled 3 bed 1 bath home with large backyard. Clean, affordable and in a perfect location, minutes from OSU and downtown. Great home for anyone tired of paying rent and working to start building their own equity. Park amenities include a swimming pool and recreation area for parties or family gatherings. Space Rent is $850/ Month.

31. 2021-12-20
    status Active 341-char remark

    Show marketing remark (341 chars)

    Newly remodeled 3 bed 1 bath home with large backyard. Clean, affordable and in a perfect location, minutes from OSU and downtown. Great home for anyone tired of paying rent and working to start building their own equity. Park amenities include a swimming pool and recreation area for parties or family gatherings. Space Rent is $850/ Month.

32. 2021-11-17
    historical Active under Contract 341-char remark

    Show marketing remark (341 chars)

    Newly remodeled 3 bed 1 bath home with large backyard. Clean, affordable and in a perfect location, minutes from OSU and downtown. Great home for anyone tired of paying rent and working to start building their own equity. Park amenities include a swimming pool and recreation area for parties or family gatherings. Space Rent is $850/ Month.

33. 2021-10-27
    status Active 341-char remark

    Show marketing remark (341 chars)

    Newly remodeled 3 bed 1 bath home with large backyard. Clean, affordable and in a perfect location, minutes from OSU and downtown. Great home for anyone tired of paying rent and working to start building their own equity. Park amenities include a swimming pool and recreation area for parties or family gatherings. Space Rent is $850/ Month.

34. 2021-10-26
    historical Active under Contract 341-char remark

    Show marketing remark (341 chars)

    Newly remodeled 3 bed 1 bath home with large backyard. Clean, affordable and in a perfect location, minutes from OSU and downtown. Great home for anyone tired of paying rent and working to start building their own equity. Park amenities include a swimming pool and recreation area for parties or family gatherings. Space Rent is $850/ Month.

35. 2021-10-15
    listed $39,900 Active 341-char remark

    Show marketing remark (341 chars)

    Newly remodeled 3 bed 1 bath home with large backyard. Clean, affordable and in a perfect location, minutes from OSU and downtown. Great home for anyone tired of paying rent and working to start building their own equity. Park amenities include a swimming pool and recreation area for parties or family gatherings. Space Rent is $850/ Month.

36. 1995-02-01
    soldstatus $10,500

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $465 · $39/mo
• Expected delta: +$213/yr (+$18/mo · 84.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 14 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: $22,226
• − Mortgage interest: −$2,683
• − Property taxes: −$252
• − Insurance: −$240
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$1,393
• Taxable income: $14,102
• Est. tax owed @ 24.0%: −$3,385
• After-tax cash flow: $10,669/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: Corvallis SD 509J
• NCES district ID: 4103480
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $44,820
• Composite: 48.62/100
• National rank: #4584
• State rank: #15 of 183 in OR

Livability — Corvallis

• Score: 82/100
• State rank: #45
• US rank: #1113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corvallis, OR
• County: Benton County · 98,484 people
• City population: 67,812
• Metro: Corvallis, OR
• Population (ZIP): 23,934
• Household income: $65,191
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 2038.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 96,963 people
• By 2030: 101,658 · +4.8%
• By 2040: 110,157 · +13.6%
• By 2050: 119,275 · +23.0%
• By 2075: 145,172 · +49.7%
• By 2100: 165,349 · +70.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 4% Portuguese 3%
• Foreign-born: 10% · China, Canada
• Languages at home: 87% English-only · Spanish 5% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Benton

• 2024 margin: Solid D (+39.6) · D 68.1% · R 28.5% · Other 3.5%
• 2008→2024 swing: +8.1pp toward D · 2008: 31.5pp · 2024: 39.6pp
• All cycles: 2024: D+39.6 2020: D+39.7 2016: D+33.8 2012: D+28.8 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -376.98%
• Current HPI: 309.2734
• Rent YoY: ▲ 2.63%
• Metro: Corvallis, OR
• 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

+403.8% since first listed

18 events — show timeline

• 2026-05-06 Price Changed $52,900 WVMLS
• 2026-01-16 Price Changed $59,000 WVMLS
• 2026-01-15 Relisted — WVMLS
• 2026-01-10 Listing Removed — WVMLS
• 2025-11-08 Price Changed $65,000 WVMLS
• 2025-10-14 Price Changed $68,500 WVMLS
• 2025-10-13 Relisted — WVMLS
• 2025-09-25 Contingent — WVMLS
• 2025-09-15 Price Changed $75,000 WVMLS
• 2025-08-10 Listed $77,000 WVMLS
• 2022-05-11 Sold (MLS) $35,000 WVMLS
• 2022-04-11 Pending — WVMLS
• 2021-12-20 Relisted — WVMLS
• 2021-11-17 Contingent — WVMLS
• 2021-10-27 Relisted — WVMLS
• 2021-10-26 Contingent — WVMLS
• 2021-10-15 Listed $39,900 WVMLS
• 1995-02-01 Sold (Public Records) $10,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $252 · +2.9% YoY. Source: county tax records.