1282 E 3rd St #83 · Lafayette, OR 97127

$190,000

3 bd · 2.5 ba · 1,782 sqft · Manufactured public records · 150 Days on market

Built 2003 $495/mo HOA ↓ 3% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Well-maintained manufactured home located in an all-ages cooperative community in Lafayette with low space rent. This inviting home offers 3 bedrooms and 2 bathrooms with a spacious, open-concept living area that provides comfortable everyday living and room to gather.The home has been thoughtfully cared for and features a functional layout with generous living space and natural light. Outside, enjoy an easily maintained front and back yard, perfect for relaxing, gardening, or low-maintenance outdoor enjoyment.Conveniently located near local amenities while offering an affordable housing option in a cooperative setting, this property presents a great opportunity for comfortable living in Lafayette. Buyers must be approved by the co-op.Don’t miss your chance to own a well-kept home in a welcoming community.

Key facts

• Natural light
• Functional layout
• Built 2003

Tags

• OPEN-CONCEPT LIVING AREA
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE
• NATURAL LIGHT

🏢 Co-op / cooperative unit. The $190,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (5.7% below list).
• Recommended offer: $147k (22.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.1% in Lafayette — 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 71/100 on livability (#118 in OR) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: schools C-, health & safety D+, amenities F.
• Dayton SD 8 (town): math 25% / reading 25% proficiency, ranked #50 of 58 in OR (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $146,534 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 8.8

CMA / ARV

• ARV (median comp): $397,852
• List price: $190,000
• Delta: -52.24%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3359 SE Locks Rd	0.61mi	4/2.0 (+1)	1,778 (-0%)	14mo	$500,000	$281	52
483 E Water St	0.62mi	3/2.0	1,760 (-1%)	20mo	$340,000	$193	51
255 5th St	0.66mi	3/2.0	1,892 (+6%)	12mo	$350,000	$185	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $88,049
• Equity at exit: $171,167

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $272,092
• Equity at exit: $369,128

Cash invested: $53,200 (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 97127

• Home prices YoY: 2.8%
• Active inventory: 52
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$79
• HOA: −$495
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-246

Break-even live

Break-even rent $2,103

Max offer price $146,534

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-192	+0% $-246	+5% $-300	+10% $-354
Rent	-10% $-388	-5% $-317	+0% $-246	+5% $-175	+10% $-105
Rate	-1.0pp $-150	-0.5pp $-198	base $-246	+0.5pp $-295	+1.0pp $-345

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 16 events

1. 2026-06-21
   days on market $190,000 Active 150 DOM
2. 2026-06-18
   days on market $190,000 Active 147 DOM
3. 2026-06-17
   days on market $190,000 Active 146 DOM
4. 2026-06-16
   days on market $190,000 Active 145 DOM
5. 2026-06-15
   days on market $190,000 Active 144 DOM
6. 2026-06-13
   days on market $190,000 Active 142 DOM
7. 2026-06-09
   days on market $190,000 Active 138 DOM
8. 2026-06-08
   days on market $190,000 Active 137 DOM
9. 2026-06-07
   days on market $190,000 Active 136 DOM
10. 2026-06-05
    days on market $190,000 Active 133 DOM
11. 2026-06-03
    days on market $190,000 Active 132 DOM
12. 2026-06-02
    days on market $190,000 Active 131 DOM
13. 2026-06-01
    days on market $190,000 Active 130 DOM
14. 2026-05-31
    days on market $190,000 Active 129 DOM
15. 2026-04-08
    price $190,000 823-char remark

    Show marketing remark (823 chars)

    Well-maintained manufactured home located in an all-ages cooperative community in Lafayette with low space rent. This inviting home offers 3 bedrooms and 2 bathrooms with a spacious, open-concept living area that provides comfortable everyday living and room to gather.The home has been thoughtfully cared for and features a functional layout with generous living space and natural light. Outside, enjoy an easily maintained front and back yard, perfect for relaxing, gardening, or low-maintenance outdoor enjoyment.Conveniently located near local amenities while offering an affordable housing option in a cooperative setting, this property presents a great opportunity for comfortable living in Lafayette. Buyers must be approved by the co-op.Don’t miss your chance to own a well-kept home in a welcoming community.

16. 2026-01-22
    listed $195,000 Active 823-char remark

    Show marketing remark (823 chars)

    Well-maintained manufactured home located in an all-ages cooperative community in Lafayette with low space rent. This inviting home offers 3 bedrooms and 2 bathrooms with a spacious, open-concept living area that provides comfortable everyday living and room to gather.The home has been thoughtfully cared for and features a functional layout with generous living space and natural light. Outside, enjoy an easily maintained front and back yard, perfect for relaxing, gardening, or low-maintenance outdoor enjoyment.Conveniently located near local amenities while offering an affordable housing option in a cooperative setting, this property presents a great opportunity for comfortable living in Lafayette. Buyers must be approved by the co-op.Don’t miss your chance to own a well-kept home in a welcoming community.

ⓘ 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: $1,086 · $91/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$757/yr (+$63/mo · 69.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,494
• − Mortgage interest: −$10,643
• − Property taxes: −$1,086
• − Insurance: −$950
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$5,940
• − Depreciation: −$5,527
• Taxable loss: −$6,092
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $-1,491/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: Dayton SD 8
• NCES district ID: 4103990
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 25% ▼ -16.00%
• Median HH income: $60,343
• Composite: 23.05/100
• National rank: #7970
• State rank: #50 of 58 in OR

Livability — Lafayette

• Score: 71/100
• State rank: #118
• US rank: #6912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, OR
• City population: 4,428
• Population (ZIP): 4,428

Population outlook (Yamhill County) Hauer SSP2

• Today (2025): 109,295 people
• By 2030: 112,060 · +2.5%
• By 2040: 115,975 · +6.1%
• By 2050: 118,155 · +8.1%
• By 2075: 120,968 · +10.7%
• By 2100: 116,163 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 26% Two or more races 13% Native American 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Yamhill

• 2024 margin: Lean R (+6.1) · D 45.3% · R 51.4% · Other 3.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -1.4pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+4.0 2016: R+8.8 2012: R+6.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.57%
• Current HPI: 382.6992
• 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

-2.6% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $190,000 RMLS
• 2026-01-22 Listed $195,000 RMLS

Property tax history

+2.5%/yr

Latest (2025): $1,086 · +2.7% YoY. Source: county tax records.