904 York St · Aumsville, OR 97325

$109,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 122 Days on market

Built 1996 Good condition $102/sqft · 10% below area Est $122k · 10% under ↓ 4% since listing

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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
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained all ages park. This home features vaulted ceilings throughout. Open living spaces with ample sized kitchen and dining areas. Built in entertainment center in the living. Primary suite w/ full bath remodeled in 22. Updates: roof (16), shed roof (25), deck (25), water heater (22). Community includes park/basketball and RV parking for a fee.

Key facts

• Primary suite
• Vaulted ceilings
• Full bath remodeled

Tags

• VAULTED CEILINGS
• BUILT IN ENTERTAINMENT CENTER
• PRIMARY SUITE
• FULL BATH REMODELED
• COMMUNITY INCLUDES PARK
• COMMUNITY INCLUDES BASKETBALL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.9% in Aumsville — 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 66/100 on livability (#188 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: schools D+, health & safety D+, amenities F.
• Cascade SD 5 (rural): math 41% / reading 61% proficiency, ranked #26 of 183 in OR (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($97k) 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $122,084
• List price: $109,900
• Delta: -9.98%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Aspen Dr S #337	0.16mi	3/2.0	1,080 (0%)	15mo	$125,000	$116	80
713 SE Stafford St SE #50	0.12mi	3/2.0	1,188 (+10%)	7mo	$128,900	$109	72
129 Carmel Dr SE #39	0.12mi	3/2.0	1,188 (+10%)	7mo	$112,000	$94	72
337 S Aspen Dr Unit 64	0.28mi	3/2.0	1,080 (0%)	19mo	$35,000	$32	71
706 Stafford St #67	0.09mi	3/2.0	1,188 (+10%)	14mo	$115,000	$97	68
130 Carmel Dr #104	0.14mi	3/2.0	1,236 (+14%)	10mo	$112,000	$91	62
220 Evergreen Dr	0.63mi	3/2.0	960 (-11%)	10mo	$104,000	$108	43

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $16,670
• Equity at exit: $16,386

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $58,981
• Equity at exit: $9,502

Cash invested: $30,772 (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 97325

• Home prices YoY: -30.1%
• Active inventory: 27
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $541

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 62%

Sensitivity live

Price	-10% $617	-5% $579	+0% $541	+5% $503	+10% $465
Rent	-10% $411	-5% $476	+0% $541	+5% $606	+10% $671
Rate	-1.0pp $596	-0.5pp $569	base $541	+0.5pp $512	+1.0pp $483

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131-145 Cleveland St Aumsville, OR	2.0	1.0	830	$1,150	$1.39	15d	1	0.12mi
439 N 1st St Aumsville, OR	3.0	1.5	1050	$1,850	$1.76	15d	1	0.13mi
382 Shamrock St Aumsville, OR	3.0	2.0	1150	$1,895	$1.65	22d	1	0.17mi
389 Clover St Aumsville, OR	3.0	1.5	1044	$2,195	$2.10	15d	1	0.26mi
160 N 7th St Aumsville, OR	2.0	1.5	1000	$1,295	$1.29	45d	1	0.39mi
170 N 7th St Aumsville, OR	2.0	1.5	1000	$1,295	$1.29	45d	1	0.40mi
910 N 4th St Aumsville, OR	2.0	1.0	775	$1,595	$2.06	15d	1	0.47mi
110 N 9th St Unit 130 Aumsville, OR	2.0	1.0	800	$1,295	$1.62	15d	1	0.51mi
975 N 4th St Aumsville, OR	3.0	1.0	1008	$1,995	$1.98	24d	1	0.54mi

Listing history 15 events

1. 2026-06-15
   days on market $109,900 Active 122 DOM
2. 2026-06-14
   days on market $109,900 Active 120 DOM
3. 2026-06-10
   days on market $109,900 Active 117 DOM
4. 2026-06-09
   days on market $109,900 Active 116 DOM
5. 2026-06-08
   days on market $109,900 Active 115 DOM
6. 2026-06-07
   days on market $109,900 Active 114 DOM
7. 2026-06-03
   days on market $109,900 Active 110 DOM
8. 2026-06-02
   days on market $109,900 Active 109 DOM
9. 2026-06-01
   days on market $109,900 Active 108 DOM
10. 2026-05-31
    days on market $109,900 Active 107 DOM
11. 2026-05-30
    days on market $109,900 Active 106 DOM
12. 2026-04-01
    status Active 356-char remark

    Show marketing remark (356 chars)

    Well maintained all ages park. This home features vaulted ceilings throughout. Open living spaces with ample sized kitchen and dining areas. Built in entertainment center in the living. Primary suite w/ full bath remodeled in 22. Updates: roof (16), shed roof (25), deck (25), water heater (22). Community includes park/basketball and RV parking for a fee.

13. 2026-03-26
    historical Active under Contract 356-char remark

    Show marketing remark (356 chars)

    Well maintained all ages park. This home features vaulted ceilings throughout. Open living spaces with ample sized kitchen and dining areas. Built in entertainment center in the living. Primary suite w/ full bath remodeled in 22. Updates: roof (16), shed roof (25), deck (25), water heater (22). Community includes park/basketball and RV parking for a fee.

14. 2026-03-19
    price $109,900 356-char remark

    Show marketing remark (356 chars)

    Well maintained all ages park. This home features vaulted ceilings throughout. Open living spaces with ample sized kitchen and dining areas. Built in entertainment center in the living. Primary suite w/ full bath remodeled in 22. Updates: roof (16), shed roof (25), deck (25), water heater (22). Community includes park/basketball and RV parking for a fee.

15. 2026-02-13
    listed $115,000 Active 356-char remark

    Show marketing remark (356 chars)

    Well maintained all ages park. This home features vaulted ceilings throughout. Open living spaces with ample sized kitchen and dining areas. Built in entertainment center in the living. Primary suite w/ full bath remodeled in 22. Updates: roof (16), shed roof (25), deck (25), water heater (22). Community includes park/basketball and RV parking for a fee.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,754
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,197
• Taxable income: $5,042
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $5,281/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with minor cosmetic updates needed for a fresh look and increased value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet — improves comfort and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and reduces maintenance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cascade SD 5
• NCES district ID: 4102780
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $59,311
• Composite: 46.44/100
• National rank: #5337
• State rank: #26 of 183 in OR

Livability — Aumsville

• Score: 66/100
• State rank: #188
• US rank: #12294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aumsville, OR
• Population (ZIP): 7,154

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 (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 6% Native American 3%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -130.02%
• Current HPI: 302.2875
• 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

-4.4% since first listed

4 events — show timeline

• 2026-04-01 Relisted — WVMLS
• 2026-03-26 Contingent — WVMLS
• 2026-03-19 Price Changed $109,900 WVMLS
• 2026-02-13 Listed $115,000 WVMLS