94120 Strahan St #50 · Gold Beach, OR 97444

$165,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 126 Days on market

Built 1990 $153/sqft · 7% below area Est $177k · 7% under

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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 +26.6/30.0
• ARV discount +10.6/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• 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

Charming 2BR/2BA manufactured home in the quiet Gold Beach Mobile Home Park — bright, spacious living with hardwood floors and tasteful updates throughout. Offered furnished or unfurnished, this home features a 2-year-old roof and thoughtful owner improvements. Enjoy convenient, walkable access to shopping, dining, the beach, schools, and hospital. Perfect for comfortable, low-maintenance coastal living. BUYER MUST BE PARK APPROVED. Space rent includes Water, Sewer & Garbage. No Rentals or AirBnB use in the Park.

Key facts

• 2 year old roof
• Walkable access
• Owner improvements

Tags

• HARDWOOD FLOORS
• 2 YEAR OLD ROOF
• WALKABLE ACCESS
• OWNER IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 1.09% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (median comp): $177,000
• List price: $165,000
• Delta: -6.78%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94120 Strahan St #15	0.00mi	3/2.0 (+1)	1,123 (+4%)	4mo	$177,000	$158	85
94120 Strahan St #119	0.00mi	2/2.0	1,188 (+10%)	13mo	$165,000	$139	73
29515 Myrtle Ln	0.67mi	3/2.0 (+1)	940 (-13%)	18mo	$125,000	$133	27

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,282
• Equity at exit: $24,602

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $37,000
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $441

Break-even live

Break-even rent $1,242

Max offer price $165,000

Occupancy floor 70%

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: $41,250
• Closing costs: $4,950
• 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	44d	1	0.74mi

Listing history 24 events

1. 2026-06-18
   days on market $165,000 Active 126 DOM
2. 2026-06-17
   days on market $165,000 Active 125 DOM
3. 2026-06-16
   days on market $165,000 Active 124 DOM
4. 2026-06-15
   days on market $165,000 Active 123 DOM
5. 2026-06-13
   days on market $165,000 Active 121 DOM
6. 2026-06-12
   pricedays on market $165,000 Active 120 DOM
7. 2026-06-09
   days on market $180,000 Active 117 DOM
8. 2026-06-08
   days on market $180,000 Active 116 DOM
9. 2026-06-08
   days on market $180,000 Active 115 DOM
10. 2026-06-07
    days on market $180,000 Active 114 DOM
11. 2026-06-04
    days on market $180,000 Active 111 DOM
12. 2026-06-02
    days on market $180,000 Active 110 DOM
13. 2026-06-01
    days on market $180,000 Active 109 DOM
14. 2026-05-31
    days on market $180,000 Active 108 DOM
15. 2026-02-11
    listed $180,000 Active 530-char remark

    Show marketing remark (530 chars)

    Charming 2BR/2BA manufactured home in the quiet Gold Beach Mobile Home Park — bright, spacious living with hardwood floors and tasteful updates throughout. Offered furnished or unfurnished, this home features a 2-year-old roof and thoughtful owner improvements. Enjoy convenient, walkable access to shopping, dining, the beach, schools, and hospital. Perfect for comfortable, low-maintenance coastal living. BUYER MUST BE PARK APPROVED. Space rent includes Water, Sewer & Garbage. No Rentals or AirBnB use in the Park.

16. 2024-05-15
    soldstatus $135,000 Closed 347-char remark

    Show marketing remark (347 chars)

    Come enjoy your Beach getaway home in a family friendly park. 2 bedroom 2 bathroom with vaulted ceilings for a roomy feel. Kitchen garden window for interior plants and herbs. Park allows for two small animals up to 25 lbs. Fenced back yard, work shop area and carport parking. In town with the ocean and mouth of the Rogue River at your backdoor.

17. 2024-04-05
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Come enjoy your Beach getaway home in a family friendly park. 2 bedroom 2 bathroom with vaulted ceilings for a roomy feel. Kitchen garden window for interior plants and herbs. Park allows for two small animals up to 25 lbs. Fenced back yard, work shop area and carport parking. In town with the ocean and mouth of the Rogue River at your backdoor.

18. 2024-04-04
    listed $130,000 Active 347-char remark

    Show marketing remark (347 chars)

    Come enjoy your Beach getaway home in a family friendly park. 2 bedroom 2 bathroom with vaulted ceilings for a roomy feel. Kitchen garden window for interior plants and herbs. Park allows for two small animals up to 25 lbs. Fenced back yard, work shop area and carport parking. In town with the ocean and mouth of the Rogue River at your backdoor.

19. 2020-03-12
    soldstatus $55,000 Sold
20. 2020-02-22
    status Pending
21. 2020-02-12
    listed $69,000 Active
22. 2007-06-25
    soldstatus $85,000
23. 2007-05-26
    historical
24. 2007-05-02
    listed $89,950

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$1,037/yr (+$86/mo · 184.2%)

ⓘ 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: −$9,243
• − Property taxes: −$563
• − Insurance: −$825
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,800
• Taxable income: $2,713
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $4,641/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

+100.1% since first listed

10 events — show timeline

• 2026-02-11 Listed $180,000 RMLS
• 2024-05-15 Sold (MLS) $135,000 RMLS
• 2024-04-05 Pending — RMLS
• 2024-04-04 Listed $130,000 RMLS
• 2020-03-12 Sold (MLS) $55,000 RMLS
• 2020-02-22 Pending — RMLS
• 2020-02-12 Listed $69,000 RMLS
• 2007-06-25 Sold (MLS) $85,000 RMLS
• 2007-05-26 Delisted — RMLS
• 2007-05-02 Listed $89,950 RMLS

Property tax history

+5.8%/yr

Latest (2025): $563 · +2.8% YoY. Source: county tax records.