90971 Hwy 101 #39 · Warrenton, OR 97146

$84,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 18 Days on market

Built 1989 $65/sqft · 27% above area Est $66k · 27% over ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy coastal living in Warrenton, Oregon. This comfortable 3-bedroom, 2-bathroom manufactured home sits in the Glenwood Village 55+ park. Inside you'll find an open, functional layout perfect for everyday living. Outside, the yard features a productive orchard with 5 varieties of apple trees, cherry trees, and thornless blackberries -- ready for fresh harvests right at home. Easy Hwy 101 access to beaches, Fort Stevens State Park, trails, and Astoria amenities

Key facts

• Built 1989
• Listed 18 days

Property features AI

Finance

• Financial info: Land lease (monthly lot rent); Land lease expires April 30, 2027
• HOA & community: Community provides water and sewer

Exterior

• Parking: Driveway
• Security: No security features listed
• Utilities: Electric fuel; Community water; Shared septic sewer; Internet service (other)
• Home design: Manufactured home in park; Residential property; Corner lot on leased land; Paved road access; Tree/woods view; Single-story (main level living)
• Construction: Built in 1989; Composition roof; Block foundation with skirting
• Exterior features: Deck; Fenced yard; Tool shed; Yard; Cedar and T-111 siding

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Mini-split heating; Mini-split cooling
• Interior features: Laundry area; Accessible approach with ramp; Pellet stove / wood stove fireplace (1); Aluminum and vinyl frame double-pane windows; Crawl space basement
• Laundry & utility: Laundry included; Electric tank hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 2.6% in Warrenton — 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 71/100 on livability (#112 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment B; Watch: health & safety C-, crime F, amenities F.
• Warrenton-Hammond SD 30 (town): math 38% / reading 49% proficiency, ranked #88 of 183 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Warrenton Grade School (reading 24%, 449 students, 48% FRL); Warrenton Middle School (244 students, 41% FRL); Warrenton High School (275 students, 51% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 98 units permitted in Clatsop County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $82,740 (1.5% 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. 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?
3. 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.
4. 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.
5. 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: 2.29% ✓
• Cap rate: 20.49%
• Cash-on-cash: 50.72%
• DSCR: 3.26
• GRM: 3.6

CMA / ARV

• ARV (median comp): $66,258
• List price: $84,000
• Delta: 26.78%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90971 Hwy 101 #39	0.00mi	3/2.0	1,296 (0%)	0mo	$74,000	$57	100
90971 Hwy 101 #51	0.00mi	3/2.0	1,296 (0%)	23mo	$69,000	$53	81
90971 Hwy 101 #47	0.00mi	2/2.0 (-1)	1,120 (-14%)	14mo	$58,000	$52	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 3.11×
• Total profit: $49,696
• Equity at exit: $12,525

10-year hold

• IRR: 54.1%
• Equity multiple: 6.31×
• Total profit: $124,780
• Equity at exit: $7,263

Cash invested: $23,520 (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 97146

• Home prices YoY: -29.9%
• Active inventory: 97
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $994

Break-even live

Break-even rent $666

Max offer price $84,000

Occupancy floor 43%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   listed $84,000 Active 464-char remark

   Show marketing remark (464 chars)

   Easy coastal living in Warrenton, Oregon. This comfortable 3-bedroom, 2-bathroom manufactured home sits in the Glenwood Village 55+ park. Inside you'll find an open, functional layout perfect for everyday living. Outside, the yard features a productive orchard with 5 varieties of apple trees, cherry trees, and thornless blackberries -- ready for fresh harvests right at home. Easy Hwy 101 access to beaches, Fort Stevens State Park, trails, and Astoria amenities

2. 2026-05-04
   listed $84,000 Active 464-char remark

   Show marketing remark (464 chars)

   Easy coastal living in Warrenton, Oregon. This comfortable 3-bedroom, 2-bathroom manufactured home sits in the Glenwood Village 55+ park. Inside you'll find an open, functional layout perfect for everyday living. Outside, the yard features a productive orchard with 5 varieties of apple trees, cherry trees, and thornless blackberries -- ready for fresh harvests right at home. Easy Hwy 101 access to beaches, Fort Stevens State Park, trails, and Astoria amenities

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $815 · $68/mo
• Expected delta: +$205/yr (+$17/mo · 33.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥77°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,095
• − Mortgage interest: −$4,705
• − Property taxes: −$610
• − Insurance: −$420
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$2,444
• Taxable income: $11,220
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $9,236/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: Warrenton-Hammond SD 30
• NCES district ID: 4113080
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,286
• Composite: 39.11/100
• National rank: #8250
• State rank: #88 of 183 in OR

Livability — Warrenton

• Score: 71/100
• State rank: #112
• US rank: #6619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,614

Population outlook (Clatsop County) Hauer SSP2

• Today (2025): 39,212 people
• By 2030: 39,765 · +1.4%
• By 2040: 40,121 · +2.3%
• By 2050: 40,032 · +2.1%
• By 2075: 39,123 · -0.2%
• By 2100: 35,965 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Romanian 2% Scottish 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Clatsop

• 2024 margin: D (+11.4) · D 54.1% · R 42.8% · Other 3.1%
• 2008→2024 swing: -7.6pp toward R · 2008: 18.9pp · 2024: 11.4pp
• All cycles: 2024: D+11.4 2020: D+11.3 2016: D+6.1 2012: D+14.6 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.15%
• Current HPI: 303.1431
• 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

-11.9% since first listed

7 events — show timeline

• 2026-06-13 Delisted — CAR
• 2026-06-12 Sold (MLS) $74,000 RMLS
• 2026-06-12 Sold (MLS) $74,000 CAR
• 2026-05-25 Pending — CAR
• 2026-05-25 Pending — RMLS
• 2026-05-04 Listed $84,000 RMLS
• 2026-05-04 Listed $84,000 CAR

Property tax history

+6.2%/yr

Latest (2025): $610 · +2.0% YoY. Source: county tax records.