94120 Strahan St #3 · Gold Beach, OR 97444

$169,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 241 Days on market

Built 1986 $130/sqft · at area comps Est $177k · at est.

---

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 +26.1/30.0
• ARV discount +9.5/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated double-wide manufactured home offering spacious open-concept living and a desirable split floor plan. Luxury plank vinyl flooring runs through most of the home, complementing the bright, modern kitchen with newer cabinetry, a farm-style sink, and a generous island perfect for entertaining or meal prep. The owners suite features a walk-in closet, private slider to the deck with a peek of the ocean, and a stunning ensuite bathroom complete with granite counters, tile floors, a tiled shower, and a relaxing jetted soaking tub. Enjoy the outdoors year-round on the large covered deck with ocean views and take advantage of the nice-sized tool shed for storage. Located in an all-ages park with a monthly space rent of $490, which includes water, sewer, and trash service. Move-in ready and waiting for you to call it home!

Key facts

• Farm-style sink
• Generous island
• Split floor plan

Tags

• OPEN-CONCEPT LIVING
• SPLIT FLOOR PLAN
• LUXURY PLANK VINYL FLOORING
• MODERN KITCHEN
• FARM-STYLE SINK
• GENEROUS ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.3% in Gold Beach — 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 70/100 on livability (#129 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, cost of living B; Watch: schools D+, amenities F, commute F.
• Central Curry SD 1 (town): math 42% / reading 54% proficiency, ranked #53 of 183 in OR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 52 units permitted in Curry County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Curry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $169k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 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?
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: 1.07% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $177,000
• List price: $169,000
• Delta: -4.52%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29611 Pacific St	0.14mi	3/2.0	1,296 (0%)	14mo	$374,750	$289	82
94120 Strahan St #106	0.00mi	2/2.0 (-1)	1,344 (+4%)	13mo	$90,000	$67	78
94120 Strahan St #15	0.00mi	3/2.0	1,123 (-13%)	4mo	$177,000	$158	74
94120 Strahan St #119	0.00mi	2/2.0 (-1)	1,188 (-8%)	13mo	$165,000	$139	70
94223 1st St	0.21mi	3/2.0	1,458 (+12%)	9mo	$399,900	$274	62
95511 N Bank Rogue River Rd	0.70mi	3/2.0	1,344 (+4%)	12mo	$415,000	$309	51
94425 Quarry Rd	0.71mi	3/2.0	1,404 (+8%)	18mo	$345,000	$246	38

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-365
• Equity at exit: $25,198

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $34,258
• Equity at exit: $14,612

Cash invested: $47,320 (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 97444

• Home prices YoY: -17.0%
• Active inventory: 167
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $425

Break-even live

Break-even rent $1,261

Max offer price $169,000

Occupancy floor 71%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29287 Wallace St Gold Beach, OR	2.0	1.5	960	$1,800	$1.88	43d	1	0.74mi

Listing history 24 events

1. 2026-06-18
   days on market $169,000 Active 241 DOM
2. 2026-06-17
   days on market $169,000 Active 240 DOM
3. 2026-06-16
   days on market $169,000 Active 239 DOM
4. 2026-06-15
   days on market $169,000 Active 238 DOM
5. 2026-06-13
   days on market $169,000 Active 236 DOM
6. 2026-06-12
   days on market $169,000 Active 235 DOM
7. 2026-06-09
   days on market $169,000 Active 232 DOM
8. 2026-06-08
   days on market $169,000 Active 231 DOM
9. 2026-06-08
   days on market $169,000 Active 230 DOM
10. 2026-06-07
    days on market $169,000 Active 229 DOM
11. 2026-06-04
    days on market $169,000 Active 226 DOM
12. 2026-06-02
    days on market $169,000 Active 225 DOM
13. 2026-06-01
    days on market $169,000 Active 224 DOM
14. 2026-05-31
    days on market $169,000 Active 223 DOM
15. 2026-03-27
    price $169,000 843-char remark

    Show marketing remark (843 chars)

    Beautifully updated double-wide manufactured home offering spacious open-concept living and a desirable split floor plan. Luxury plank vinyl flooring runs through most of the home, complementing the bright, modern kitchen with newer cabinetry, a farm-style sink, and a generous island perfect for entertaining or meal prep. The owners suite features a walk-in closet, private slider to the deck with a peek of the ocean, and a stunning ensuite bathroom complete with granite counters, tile floors, a tiled shower, and a relaxing jetted soaking tub. Enjoy the outdoors year-round on the large covered deck with ocean views and take advantage of the nice-sized tool shed for storage. Located in an all-ages park with a monthly space rent of $490, which includes water, sewer, and trash service. Move-in ready and waiting for you to call it home!

16. 2026-02-28
    price $175,000 843-char remark

    Show marketing remark (843 chars)

    Beautifully updated double-wide manufactured home offering spacious open-concept living and a desirable split floor plan. Luxury plank vinyl flooring runs through most of the home, complementing the bright, modern kitchen with newer cabinetry, a farm-style sink, and a generous island perfect for entertaining or meal prep. The owners suite features a walk-in closet, private slider to the deck with a peek of the ocean, and a stunning ensuite bathroom complete with granite counters, tile floors, a tiled shower, and a relaxing jetted soaking tub. Enjoy the outdoors year-round on the large covered deck with ocean views and take advantage of the nice-sized tool shed for storage. Located in an all-ages park with a monthly space rent of $490, which includes water, sewer, and trash service. Move-in ready and waiting for you to call it home!

17. 2025-10-20
    listed $178,000 Active 843-char remark

    Show marketing remark (843 chars)

    Beautifully updated double-wide manufactured home offering spacious open-concept living and a desirable split floor plan. Luxury plank vinyl flooring runs through most of the home, complementing the bright, modern kitchen with newer cabinetry, a farm-style sink, and a generous island perfect for entertaining or meal prep. The owners suite features a walk-in closet, private slider to the deck with a peek of the ocean, and a stunning ensuite bathroom complete with granite counters, tile floors, a tiled shower, and a relaxing jetted soaking tub. Enjoy the outdoors year-round on the large covered deck with ocean views and take advantage of the nice-sized tool shed for storage. Located in an all-ages park with a monthly space rent of $490, which includes water, sewer, and trash service. Move-in ready and waiting for you to call it home!

18. 2022-08-31
    soldstatus $95,000 Closed 279-char remark

    Show marketing remark (279 chars)

    Located in a quiet family park, within walking distance to be beach and shopping. This is a 3 bedroom 2 bath 1344 Sq ft home with vaulted ceilings for a very open feel. Has a wonderful covered front deck to sit and enjoy the ocean breeze. All buyers must be approved by the park.

19. 2022-08-17
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Located in a quiet family park, within walking distance to be beach and shopping. This is a 3 bedroom 2 bath 1344 Sq ft home with vaulted ceilings for a very open feel. Has a wonderful covered front deck to sit and enjoy the ocean breeze. All buyers must be approved by the park.

20. 2022-07-17
    price $125,000 279-char remark

    Show marketing remark (279 chars)

    Located in a quiet family park, within walking distance to be beach and shopping. This is a 3 bedroom 2 bath 1344 Sq ft home with vaulted ceilings for a very open feel. Has a wonderful covered front deck to sit and enjoy the ocean breeze. All buyers must be approved by the park.

21. 2022-06-23
    listed $135,000 Active 279-char remark

    Show marketing remark (279 chars)

    Located in a quiet family park, within walking distance to be beach and shopping. This is a 3 bedroom 2 bath 1344 Sq ft home with vaulted ceilings for a very open feel. Has a wonderful covered front deck to sit and enjoy the ocean breeze. All buyers must be approved by the park.

22. 2022-06-02
    soldstatus $140,000 Sold
23. 2022-05-06
    status Pending
24. 2022-04-16
    listed $140,000 Active

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,161/yr (+$97/mo · 242.7%)

ⓘ 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 2/10 Low 8 d/yr ≥81°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$9,467
• − Property taxes: −$478
• − Insurance: −$845
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,916
• Taxable income: $2,438
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $4,521/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: Central Curry SD 1
• NCES district ID: 4105760
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $45,409
• Composite: 42.76/100
• National rank: #6773
• State rank: #53 of 183 in OR

Livability — Gold Beach

• Score: 70/100
• State rank: #129
• US rank: #7452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gold Beach, OR
• Population (ZIP): 5,794

Population outlook (Curry County) Hauer SSP2

• Today (2025): 21,781 people
• By 2030: 21,121 · -3.0%
• By 2040: 19,654 · -9.8%
• By 2050: 18,826 · -13.6%
• By 2075: 17,968 · -17.5%
• By 2100: 16,443 · -24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Italian 9% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Curry

• 2024 margin: R (+16.1) · D 40.6% · R 56.7% · Other 2.8%
• 2008→2024 swing: -4.6pp toward R · 2008: -11.5pp · 2024: -16.1pp
• All cycles: 2024: R+16.1 2020: R+16.2 2016: R+23.9 2012: R+17.1 2008: R+11.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.20%
• Current HPI: 299.7389
• 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

+20.7% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $169,000 RMLS
• 2026-02-28 Price Changed $175,000 RMLS
• 2025-10-20 Listed $178,000 RMLS
• 2022-08-31 Sold (MLS) $95,000 RMLS
• 2022-08-17 Pending — RMLS
• 2022-07-17 Price Changed $125,000 RMLS
• 2022-06-23 Listed $135,000 RMLS
• 2022-06-02 Sold (MLS) $140,000 RMLS
• 2022-05-06 Pending — RMLS
• 2022-04-16 Listed $140,000 RMLS

Property tax history

+5.6%/yr

Latest (2025): $478 · +2.8% YoY. Source: county tax records.