94120 Strahan St #58 · Gold Beach, OR 97444

$127,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 99 Days on market

Built 1973 Good condition $174/sqft · 112% above area

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live where others vacation. Welcome to this beautifully updated 2-bedroom, 1-bath home located in the well-maintained Gold Beach Mobile Home Park in Gold Beach.This thoughtfully remodeled single-wide mobile home offers a bright and inviting interior with updated flooring, refreshed cabinetry, and modern recessed lighting. The open kitchen and living space create a warm, comfortable layout that is perfect for everyday living. Large windows bring in natural light, enhancing the fresh interior while providing a welcoming atmosphere throughout the home. The kitchen features ample cabinet storage, clean countertops, and a functional design that makes the most of the space. Located in a quiet, family-friendly, and well-kept park, residents enjoy a peaceful and serene setting while still being close to everything the beautiful Oregon Coast has to offer. Just minutes away are beaches, shopping, dining, fishing, hiking trails, golf, and the local hospital. Whether you're looking for a full-time residence, coastal getaway, or affordable entry into coastal living, this home offers comfort, convenience, and value in one of Southern Oregon’s most scenic coastal communities. Buyers must be approved by park management .

Key facts

• Large windows
• Updated flooring
• Refreshed cabinetry

Tags

• UPDATED FLOORING
• REFRESHED CABINETRY
• MODERN RECESSED LIGHTING
• OPEN KITCHEN
• LARGE WINDOWS
• AMPLE CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Riley Creek Elementary School (math 22% / reading 22%, grade F, #352 of 412 statewide, top 85%, 310 students, 66% FRL); Gold Beach High School (math 30% / reading 50%, grade F, #69 of 143 statewide, top 54%, 123 students, 67% FRL).
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Central Curry SD 1 average; the district grade overstates school quality for this exact location.
• Market conditions: 168 active listings in the ZIP; 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 $878 of loan paydown is wiped out by about $4k 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 99 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $60,000
• List price: $127,000
• Delta: 111.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94284 4th St	0.34mi	2/1.0	720 (-1%)	17mo	$130,000	$181	68

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,026
• Equity at exit: $18,936

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $22,188
• Equity at exit: $10,981

Cash invested: $35,560 (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: 168
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $291

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 75%

Sensitivity live

Price	-10% $379	-5% $335	+0% $291	+5% $247	+10% $203
Rent	-10% $174	-5% $233	+0% $291	+5% $349	+10% $408
Rate	-1.0pp $355	-0.5pp $323	base $291	+0.5pp $258	+1.0pp $225

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $127,000 Active 99 DOM
2. 2026-06-21
   days on market $127,000 Active 98 DOM
3. 2026-06-18
   days on market $127,000 Active 96 DOM
4. 2026-06-17
   days on market $127,000 Active 95 DOM
5. 2026-06-16
   days on market $127,000 Active 94 DOM
6. 2026-06-15
   days on market $127,000 Active 93 DOM
7. 2026-06-13
   days on market $127,000 Active 91 DOM
8. 2026-06-12
   days on market $127,000 Active 90 DOM
9. 2026-06-09
   days on market $127,000 Active 87 DOM
10. 2026-06-08
    days on market $127,000 Active 86 DOM
11. 2026-06-08
    days on market $127,000 Active 85 DOM
12. 2026-06-07
    pricedays on market $127,000 Active 84 DOM
13. 2026-06-04
    days on market $130,000 Active 81 DOM
14. 2026-06-02
    days on market $130,000 Active 80 DOM
15. 2026-06-01
    days on market $130,000 Active 79 DOM
16. 2026-05-31
    days on market $130,000 Active 78 DOM
17. 2026-03-14
    listed $130,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    Live where others vacation. Welcome to this beautifully updated 2-bedroom, 1-bath home located in the well-maintained Gold Beach Mobile Home Park in Gold Beach.This thoughtfully remodeled single-wide mobile home offers a bright and inviting interior with updated flooring, refreshed cabinetry, and modern recessed lighting. The open kitchen and living space create a warm, comfortable layout that is perfect for everyday living. Large windows bring in natural light, enhancing the fresh interior while providing a welcoming atmosphere throughout the home. The kitchen features ample cabinet storage, clean countertops, and a functional design that makes the most of the space. Located in a quiet, family-friendly, and well-kept park, residents enjoy a peaceful and serene setting while still being close to everything the beautiful Oregon Coast has to offer. Just minutes away are beaches, shopping, dining, fishing, hiking trails, golf, and the local hospital. Whether you're looking for a full-time residence, coastal getaway, or affordable entry into coastal living, this home offers comfort, convenience, and value in one of Southern Oregon’s most scenic coastal communities. Buyers must be approved by park management .

ⓘ 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 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: $17,751
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,695
• Taxable income: $1,563
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,116/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated single-wide mobile home in Gold Beach Mobile Home Park offers a bright and inviting interior with updated flooring and modern lighting. The property is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and mulch landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and mulch landscaping — Improves curb appeal and enhances property 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: 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

1 event — show timeline

• 2026-03-14 Listed $130,000 RMLS