1809 26th St #105 · La Grande, OR 97850

$45,000

3 bd · 2.0 ba · 877 sqft · Manufactured public records · 161 Days on market

Built 1984 Fair condition Est $66k · 32% under ↓ 22% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bath home in Stonewood Mobile Home Park. Conveniently located in the front of the park for easy access to and from. This home has had wonderful updates over the years including vinyl windows and siding. Open living room and kitchen area make this space very cozy. Shed for all of your outdoor storage needs. Front deck to BBQ or enjoy quiet evenings. This quiet community is a desirable place to call home. Call to schedule your showing today.

Key facts

• Outdoor storage
• Vinyl windows
• Front deck

Tags

• VINYL WINDOWS
• VINYL SIDING
• OUTDOOR STORAGE
• FRONT DECK
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.4% vs local median 2.9% in La Grande — 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 76/100 on livability (#74 in OR, #3,311 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F, employment F.
• La Grande SD 1 (town): math 24% / reading 50% proficiency, ranked #23 of 58 in OR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 126 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 38 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Union County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.24% ✓
• Cap rate: 29.44%
• Cash-on-cash: 82.66%
• DSCR: 4.68
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $65,775
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 26th St #16	0.00mi	3/2.0	924 (+5%)	19mo	$50,000	$54	75
1809 26th St #15	0.00mi	2/1.0 (-1)	832 (-5%)	13mo	$62,000	$75	71
1809 26th St #17	0.00mi	2/1.0 (-1)	896 (+2%)	20mo	$47,800	$53	70
1809 26th St #25	0.00mi	2/1.0 (-1)	952 (+9%)	15mo	$35,000	$37	64
1809 26th St #52	0.00mi	2/2.0 (-1)	990 (+13%)	19mo	$75,000	$76	57
2707 Empire Dr	0.61mi	2/1.0 (-1)	924 (+5%)	16mo	$77,500	$84	40

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: 83.0%
• Equity multiple: 4.81×
• Total profit: $47,989
• Equity at exit: $6,710

10-year hold

• IRR: 86.3%
• Equity multiple: 9.97×
• Total profit: $112,984
• Equity at exit: $3,891

Cash invested: $12,600 (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 97850

• Active inventory: 126
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $868

Break-even live

Break-even rent $358

Max offer price $45,000

Occupancy floor 35%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11619 Island Ave Unit P-131 Island City, OR	3.0	2.0	1040	$1,600	$1.54	10d	1	0.40mi
2001 N Fir St La Grande, OR	2.0	1.0	540	$1,200	$2.22	44d	1	1.24mi
1208 Adams Ave La Grande, OR	2.0	1.0	740	$1,025	$1.39	2d	3	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $45,000 Active 161 DOM
2. 2026-06-18
   days on market $45,000 Active 160 DOM
3. 2026-06-17
   days on market $45,000 Active 159 DOM
4. 2026-06-16
   days on market $45,000 Active 158 DOM
5. 2026-06-15
   days on market $45,000 Active 157 DOM
6. 2026-06-14
   days on market $45,000 Active 155 DOM
7. 2026-06-12
   days on market $45,000 Active 154 DOM
8. 2026-06-09
   days on market $45,000 Active 151 DOM
9. 2026-06-08
   days on market $45,000 Active 150 DOM
10. 2026-06-07
    days on market $45,000 Active 149 DOM
11. 2026-06-07
    days on market $45,000 Active 148 DOM
12. 2026-06-04
    days on market $45,000 Active 145 DOM
13. 2026-06-02
    days on market $45,000 Active 144 DOM
14. 2026-06-01
    days on market $45,000 Active 143 DOM
15. 2026-05-31
    days on market $45,000 Active 142 DOM
16. 2026-05-31
    days on market $45,000 Active 141 DOM
17. 2026-01-09
    listed $45,000 Active 465-char remark

    Show marketing remark (465 chars)

    Charming 3 bedroom, 2 bath home in Stonewood Mobile Home Park. Conveniently located in the front of the park for easy access to and from. This home has had wonderful updates over the years including vinyl windows and siding. Open living room and kitchen area make this space very cozy. Shed for all of your outdoor storage needs. Front deck to BBQ or enjoy quiet evenings. This quiet community is a desirable place to call home. Call to schedule your showing today.

18. 2025-01-22
    soldstatus $39,900 Closed 334-char remark

    Show marketing remark (334 chars)

    Many updates in this great home! This 3 bedroom, 2 bath home has new vinyl windows, siding, flooring, bathroom sinks and toilets. Conveniently placed in the front of the park, the home has plenty of shade and storage. The quiet community is a desirable place to call home. *Flexible term options with Seller willing to carry contract*

19. 2025-01-07
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Many updates in this great home! This 3 bedroom, 2 bath home has new vinyl windows, siding, flooring, bathroom sinks and toilets. Conveniently placed in the front of the park, the home has plenty of shade and storage. The quiet community is a desirable place to call home. *Flexible term options with Seller willing to carry contract*

20. 2024-10-21
    price $39,900 334-char remark

    Show marketing remark (334 chars)

    Many updates in this great home! This 3 bedroom, 2 bath home has new vinyl windows, siding, flooring, bathroom sinks and toilets. Conveniently placed in the front of the park, the home has plenty of shade and storage. The quiet community is a desirable place to call home. *Flexible term options with Seller willing to carry contract*

21. 2024-09-13
    price $49,900 334-char remark

    Show marketing remark (334 chars)

    Many updates in this great home! This 3 bedroom, 2 bath home has new vinyl windows, siding, flooring, bathroom sinks and toilets. Conveniently placed in the front of the park, the home has plenty of shade and storage. The quiet community is a desirable place to call home. *Flexible term options with Seller willing to carry contract*

22. 2024-08-28
    listed $58,000 Active 334-char remark

    Show marketing remark (334 chars)

    Many updates in this great home! This 3 bedroom, 2 bath home has new vinyl windows, siding, flooring, bathroom sinks and toilets. Conveniently placed in the front of the park, the home has plenty of shade and storage. The quiet community is a desirable place to call home. *Flexible term options with Seller willing to carry contract*

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$97/yr (+$8/mo · 28.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,482
• − Mortgage interest: −$2,521
• − Property taxes: −$339
• − Insurance: −$225
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$1,309
• Taxable income: $10,291
• Est. tax owed @ 24.0%: −$2,470
• After-tax cash flow: $7,945/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the exterior siding, kitchen appliances, and landscaping.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Major kitchen appliances — Older and outdated
• Major bathroom fixtures — Basic and dated design
• Major landscaping — Overgrown and debris-filled

Value-add opportunities

• Both New exterior siding — Enhances curb appeal and value
• Both Modern kitchen appliances — Improves functionality and aesthetics
• Both Updated bathroom fixtures — Enhances functionality and aesthetics
• Both Landscaping and yard maintenance — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
kitchen appliances · Older and outdated	Major	$15,000–50,000
bathroom fixtures · Basic and dated design	Major	$15,000–50,000
landscaping · Overgrown and debris-filled	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New exterior siding — Enhances curb appeal and value ↑
• Both Modern kitchen appliances — Improves functionality and aesthetics ↑
• Both Updated bathroom fixtures — Enhances functionality and aesthetics ↑
• Both Landscaping and yard maintenance — Enhances curb appeal and value ↑

ⓘ 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: La Grande SD 1
• NCES district ID: 4107200
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $41,706
• Composite: 31.11/100
• National rank: #6070
• State rank: #23 of 58 in OR

Livability — La Grande

• Score: 76/100
• State rank: #74
• US rank: #3311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Grande, OR
• County: Union County · 16,903 people
• City population: 16,903
• Metro: La Grande, OR
• Population (ZIP): 16,903
• Household income: $63,421
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 597.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,207 people
• By 2030: 24,794 · -1.6%
• By 2040: 23,658 · -6.1%
• By 2050: 22,897 · -9.2%
• By 2075: 20,885 · -17.1%
• By 2100: 17,841 · -29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+40.6) · D 28.1% · R 68.7% · Other 3.1%
• 2008→2024 swing: -17.0pp toward R · 2008: -23.6pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+40.4 2016: R+41.4 2012: R+30.8 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.50%
• Current HPI: 213.8093
• Rent YoY: —
• Metro: La Grande, OR
• 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

-22.4% since first listed

6 events — show timeline

• 2026-01-09 Listed $45,000 RMLS
• 2025-01-22 Sold (MLS) $39,900 RMLS
• 2025-01-07 Pending — RMLS
• 2024-10-21 Price Changed $39,900 RMLS
• 2024-09-13 Price Changed $49,900 RMLS
• 2024-08-28 Listed $58,000 RMLS

Property tax history

+3.4%/yr

Latest (2025): $339 · +3.4% YoY. Source: county tax records.