5642 NE Tumbleweed Cir #5642 · Brooks, OR 97305

$149,000

2 bd · 2.0 ba · 880 sqft · Other public records · 19 Days on market

Built 2019 Good condition

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Space Rent $530.00 ( Wow) Senior 55+ Community2019 Fleetwood 2 Bedroom 2 Bath. Super Good Cents insulation added to lots of upgrades . Seller invested 14k for new 2 ton Lennox Heat Pump and Furnace in 2020.Home has 10 Anchor Tie Downs. 8x14 Front Deck w/ 2 sets of steps. Enclosed patio area, Small landscaped back yard. No neighbors behind. Beautiful Knotty Alder Cabinets throughout. Ceiling Fan and recessed lighting, Microwave Hood, Garbage Disposal, Dishwasher & Washer and Dryer Included.

Key facts

• 10 anchor tie downs
• Enclosed patio area
• 8x14 front deck

Tags

• NEW 2 TON LENNOX HEAT PUMP
• 10 ANCHOR TIE DOWNS
• 8X14 FRONT DECK
• ENCLOSED PATIO AREA
• SMALL LANDSCAPED BACK YARD
• KNOTTY ALDER CABINETS

Property features AI

Finance

• Other: Home warranty: none
• HOA & community: Adult park (Chaparral); Park rent listed (see listing) covering utilities

Exterior

• Parking: 2 garage spaces; Carport
• Security: 10 anchor tie-downs
• Utilities: Water: Private/Community district; Park rent includes water, sewer, and garbage
• Home design: Double wide manufactured home; 2019 build; Brown exterior; T111 siding style; Fiber cement siding; Front door described (building detail)
• Construction: Pier foundation; Composition roof
• Exterior features: Small landscaped backyard; No neighbors behind; 8x14 front deck with two sets of steps; Shed outbuilding; RV/Camper pad/area available

Interior

• Kitchen: Range (electric) included; Microwave hood; Garbage disposal; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms (main)
• Heating & cooling: Electric heating; Heat pump; Forced air; 2-ton Lennox heat pump and furnace installed (2020)
• Interior features: High-speed communication available; Knotty alder cabinets throughout; Ceiling fan and recessed lighting; Enclosed patio area; Covered deck and covered patio
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (4.7% below list).
• Recommended offer: $142k (4.7% below list) — sets the bar for 1% rule.

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: 177 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Recommended offer $141,969 (4.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,772
• Equity at exit: $22,216

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $7,696
• Equity at exit: $12,883

Cash invested: $41,720 (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: 177
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $211

Break-even live

Break-even rent $1,153

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $295	-5% $253	+0% $211	+5% $169	+10% $126
Rent	-10% $99	-5% $155	+0% $211	+5% $267	+10% $323
Rate	-1.0pp $286	-0.5pp $249	base $211	+0.5pp $172	+1.0pp $133

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $149,000 Active 19 DOM
2. 2026-06-18
   days on market $149,000 Active 16 DOM
3. 2026-06-18
   remarks 497-char remark
4. 2026-06-17
   days on market $149,000 Active 15 DOM
5. 2026-06-16
   days on market $149,000 Active 14 DOM
6. 2026-06-15
   days on market $149,000 Active 13 DOM
7. 2026-06-14
   days on market $149,000 Active 11 DOM
8. 2026-06-10
   days on market $149,000 Active 8 DOM
9. 2026-06-09
   days on market $149,000 Active 7 DOM
10. 2026-06-08
    days on market $149,000 Active 6 DOM
11. 2026-06-07
    days on market $149,000 Active 5 DOM
12. 2026-06-05
    days on market $149,000 Active 2 DOM
13. 2026-06-03
    remarks 477-char remark
14. 2026-06-03
    listed $149,000 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: $808 · $67/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$637/yr (+$53/mo · 78.9%)

ⓘ 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: $17,036
• − Mortgage interest: −$8,346
• − Property taxes: −$808
• − Insurance: −$745
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,335
• Taxable income: $77
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,511/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with recent upgrades and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint on the exterior siding to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-06-01 Listed $149,000 WVMLS

Property tax history

+51.8%/yr

Latest (2025): $808 · +2.2% YoY. Source: county tax records.