11105 Main St NE #26 · Donald, OR 97020

$150,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 157 Days on market

Built 1998 $103/sqft · 52% above 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +4.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller offering a $7,000 credit towards the buyer's closing costs! Welcome to this well maintained 3-bedroom, 2-bath home located in a desirable Donald Community. Featuring new flooring (2022), updated lighting, new blinds, and a newer roof, this home is truly move-in ready. The primary bedroom offers a huge walk-in closet. Enjoy a powered shop ideal for tools, projects, or additional storage. Conveniently located near I-5 for easy commuting and close to great schools. All appliances staying behind!

Key facts

• Newer roof
• Walk-in closet
• New flooring

Tags

• NEW FLOORING
• UPDATED LIGHTING
• NEW BLINDS
• NEWER ROOF
• WALK-IN CLOSET
• POWERED SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#193 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: health & safety D+, schools F, amenities F.
• North Marion SD 15 (rural): math 27% / reading 43% proficiency, ranked #131 of 183 in OR (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 (-1.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $98,625
• List price: $150,000
• Delta: 52.09%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20993 Brentwood Ct	0.18mi	3/2.0	1,512 (+4%)	13mo	$408,000	$270	74
11105 Main St #37	0.00mi	3/2.0	1,296 (-11%)	13mo	$188,450	$145	71
20807 Sunny Vis NE	0.57mi	4/2.0 (+1)	1,512 (+4%)	10mo	$100,000	$66	53
20807 NE Sunny Vista Ct #9	0.57mi	4/2.0 (+1)	1,512 (+4%)	10mo	$100,000	$66	53
10762 Cone St	0.41mi	3/2.0	1,296 (-11%)	24mo	$415,000	$320	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.33×
• Total profit: $13,961
• Equity at exit: $33,090

10-year hold

• IRR: 14.5%
• Equity multiple: 2.37×
• Total profit: $57,588
• Equity at exit: $32,156

Cash invested: $42,000 (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 97020

• Home prices YoY: -0.7%
• Active inventory: 7
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $443

Break-even live

Break-even rent $1,170

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $528	-5% $486	+0% $443	+5% $401	+10% $358
Rent	-10% $306	-5% $375	+0% $443	+5% $512	+10% $580
Rate	-1.0pp $519	-0.5pp $481	base $443	+0.5pp $404	+1.0pp $365

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $150,000 Active 157 DOM
2. 2026-06-18
   days on market $150,000 Active 154 DOM
3. 2026-06-17
   days on market $150,000 Active 153 DOM
4. 2026-06-16
   days on market $150,000 Active 152 DOM
5. 2026-06-16
   price $150,000 Active 151 DOM
6. 2026-06-15
   days on market $162,000 Active 151 DOM
7. 2026-06-13
   days on market $162,000 Active 149 DOM
8. 2026-06-13
   days on market $162,000 Active 148 DOM
9. 2026-06-09
   days on market $162,000 Active 145 DOM
10. 2026-06-08
    days on market $162,000 Active 144 DOM
11. 2026-06-07
    days on market $162,000 Active 143 DOM
12. 2026-06-03
    days on market $162,000 Active 139 DOM
13. 2026-06-02
    days on market $162,000 Active 138 DOM
14. 2026-06-01
    days on market $162,000 Active 137 DOM
15. 2026-05-31
    days on market $162,000 Active 136 DOM
16. 2026-05-02
    price $162,000 505-char remark

    Show marketing remark (505 chars)

    Seller offering a $7,000 credit towards the buyer's closing costs! Welcome to this well maintained 3-bedroom, 2-bath home located in a desirable Donald Community. Featuring new flooring (2022), updated lighting, new blinds, and a newer roof, this home is truly move-in ready. The primary bedroom offers a huge walk-in closet. Enjoy a powered shop ideal for tools, projects, or additional storage. Conveniently located near I-5 for easy commuting and close to great schools. All appliances staying behind!

17. 2026-03-25
    price $167,000 505-char remark

    Show marketing remark (505 chars)

    Seller offering a $7,000 credit towards the buyer's closing costs! Welcome to this well maintained 3-bedroom, 2-bath home located in a desirable Donald Community. Featuring new flooring (2022), updated lighting, new blinds, and a newer roof, this home is truly move-in ready. The primary bedroom offers a huge walk-in closet. Enjoy a powered shop ideal for tools, projects, or additional storage. Conveniently located near I-5 for easy commuting and close to great schools. All appliances staying behind!

18. 2026-02-25
    price $172,000 505-char remark

    Show marketing remark (505 chars)

    Seller offering a $7,000 credit towards the buyer's closing costs! Welcome to this well maintained 3-bedroom, 2-bath home located in a desirable Donald Community. Featuring new flooring (2022), updated lighting, new blinds, and a newer roof, this home is truly move-in ready. The primary bedroom offers a huge walk-in closet. Enjoy a powered shop ideal for tools, projects, or additional storage. Conveniently located near I-5 for easy commuting and close to great schools. All appliances staying behind!

19. 2026-01-15
    listed $175,000 Active 505-char remark

    Show marketing remark (505 chars)

    Seller offering a $7,000 credit towards the buyer's closing costs! Welcome to this well maintained 3-bedroom, 2-bath home located in a desirable Donald Community. Featuring new flooring (2022), updated lighting, new blinds, and a newer roof, this home is truly move-in ready. The primary bedroom offers a huge walk-in closet. Enjoy a powered shop ideal for tools, projects, or additional storage. Conveniently located near I-5 for easy commuting and close to great schools. All appliances staying behind!

20. 2022-11-14
    soldstatus $125,000 Closed 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

21. 2022-10-14
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

22. 2022-10-11
    status Active 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

23. 2022-08-16
    price $129,000 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

24. 2022-08-14
    price $129,900 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

25. 2022-07-26
    status Active 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

26. 2022-07-19
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

27. 2022-06-07
    price $134,000 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

28. 2022-05-20
    listed $139,000 Active 388-char remark

    Show marketing remark (388 chars)

    Quiet peaceful neighborhood located in the All Age Community. Large Kitchen with walk-in Pantry, all appliances included! Open floor plan and large windows throughout. This home has a Heat Pump and workshop. Well loved landscaped yards, with separate fenced area for a dog. Carport has room for 2 Cars. Space rent is $895 located in rural Donald just minutes from Canby & Wilsonville!

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$549/yr (+$46/mo · 60.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,778
• − Mortgage interest: −$8,402
• − Property taxes: −$906
• − Insurance: −$750
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,364
• Taxable income: $3,031
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $4,591/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: North Marion SD 15
• NCES district ID: 4108880
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,867
• Composite: 33.51/100
• National rank: #10515
• State rank: #131 of 183 in OR

Livability — Donald

• Score: 65/100
• State rank: #193
• US rank: #12524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donald, OR
• City population: 1,242
• Population (ZIP): 1,242

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 22% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 8% Italian 7% Lithuanian 5%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 1%

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: ▼ -1.44%
• Current HPI: 203.2223
• 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

+16.5% since first listed

13 events — show timeline

• 2026-05-02 Price Changed $162,000 WVMLS
• 2026-03-25 Price Changed $167,000 WVMLS
• 2026-02-25 Price Changed $172,000 WVMLS
• 2026-01-15 Listed $175,000 WVMLS
• 2022-11-14 Sold (MLS) $125,000 RMLS
• 2022-10-14 Pending — RMLS
• 2022-10-11 Relisted — RMLS
• 2022-08-16 Price Changed $129,000 RMLS
• 2022-08-14 Price Changed $129,900 RMLS
• 2022-07-26 Relisted — RMLS
• 2022-07-19 Pending — RMLS
• 2022-06-07 Price Changed $134,000 RMLS
• 2022-05-20 Listed $139,000 RMLS

Property tax history

+2.4%/yr

Latest (2025): $906 · +3.0% YoY. Source: county tax records.