110 Charlene Ln · Lookingglass, OR 97481

$95,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 15 Days on market

Built 1988

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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
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Comfortable 3 BR/2 BA home located in a quiet manufactured home park community.   Offering 1,512 sf of living space, this home features an open floor plan with living room and family room areas, providing plenty of space to relax or entertain. The lot includes a fenced front yard, extra parking area, and a large tool shed equipped with a 100-amp panel and a 30-amp hookup, ideal for projects, storage or hobby use. Gardeners will appreciate the outdoor space with fruit trees and vines, including plum, pomegranate and comfrey. Residents also enjoy access to a tranquil common area just below the park next to a peaceful creek. Schedule your appointment to view this spacious country home tod

Key facts

• Extra parking area
• Large tool shed
• Peaceful creek

Tags

• FENCED BACKYARD
• EXTRA PARKING AREA
• LARGE TOOL SHED
• FRUIT TREES
• PEACEFUL CREEK

Property features AI

Finance

• Other: Lot rent charged monthly
• Financial info: Land lease (monthly lot rent); Land lease expires June 30, 2026
• HOA & community: Association provides sewer, trash and water

Exterior

• Parking: Driveway; RV/boat storage
• Security: No security features
• Utilities: Community and well water; Community sewer and septic tank; Electric power
• Home design: Manufactured home in park; Residential property; Not attached; Resale; Main living area on a single level; Built in 1988
• Construction: Pillar/post/pier foundation
• Exterior features: Composition roof; T-111 siding; Cross-fenced yard; Fenced yard; Garden; Outbuilding; Tool shed; Yard; Level lot; Mountain and trees/woods views

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave; Electric hot water
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fans; Vinyl flooring; Aluminum window frames; Accessible one-level design; Accessible parking; Walk-in shower
• Laundry & utility: Electric fuel

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#328 in OR) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, crime D+, amenities F.
• Winston-Dillard SD 116 (rural): math 18% / reading 29% proficiency, ranked #56 of 58 in OR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brockway Elementary School (math 27% / reading 27%, grade F, #301 of 412 statewide, top 74%, 237 students, 82% FRL); Winston Middle School (math 17% / reading 32%, grade F, #108 of 128 statewide, top 89%, 309 students, 67% FRL); Douglas High School (math 30% / reading 50%, grade F, #69 of 143 statewide, top 54%, 393 students, 67% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 190 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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: 1.54% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 5.4

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: 24.1%
• Equity multiple: 2.37×
• Total profit: $36,479
• Equity at exit: $42,716

10-year hold

• IRR: 25.0%
• Equity multiple: 4.57×
• Total profit: $95,035
• Equity at exit: $65,831

Cash invested: $26,600 (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 97481

• Active inventory: 3
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $392

Break-even live

Break-even rent $966

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $95,000 Active 15 DOM
2. 2026-06-18
   days on market $95,000 Active 14 DOM
3. 2026-06-17
   days on market $95,000 Active 13 DOM
4. 2026-06-16
   days on market $95,000 Active 12 DOM
5. 2026-06-15
   days on market $95,000 Active 11 DOM
6. 2026-06-14
   days on market $95,000 Active 9 DOM
7. 2026-06-12
   days on market $95,000 Active 8 DOM
8. 2026-06-09
   days on market $95,000 Active 5 DOM
9. 2026-06-08
   days on market $95,000 Active 4 DOM
10. 2026-06-07
    remarks 694-char remark
11. 2026-06-07
    listed $95,000 Active 3 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: $2,702 · $225/mo
• Projected year-2 tax: $2,702 · $225/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,539
• − Mortgage interest: −$5,321
• − Property taxes: −$2,702
• − Insurance: −$475
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$2,764
• Taxable income: $3,471
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,868/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: Winston-Dillard SD 116
• NCES district ID: 4113490
• Math proficiency: 18% ▲ 1.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $40,944
• Composite: 19.91/100
• National rank: #8682
• State rank: #56 of 58 in OR

Livability — Lookingglass

• Score: 55/100
• State rank: #328
• US rank: #23652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 608

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 (88%)
• Race & ethnicity: White 88% Two or more races 10% Black 2%
• Common ancestry: Danish 6% Scotch-Irish 6% Iranian 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: —
• Current HPI: —
• 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

• 2026-06-04 Listed $95,000 RMLS

Property tax history

+1.5%/yr

Latest (2025): $2,702 · +3.2% YoY. Source: county tax records.