35000 Jackson Way #25 · Scappoose, OR 97056

$59,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 4 Days on market

Built 1973 Good condition 7,000 sqft lot $560/mo HOA · 31% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a small, quiet Scappoose community, this well-kept 2-bedroom, 1-bath manufactured home offers comfortable living at an affordable price. Bright, open layout with good natural light and efficient use of space. Enjoy a peaceful setting surrounded by farmland while staying close to local shopping, dining, and commuter routes. Space rent is $560/month and includes water, sewer, and garbage, making this an excellent low-maintenance option. A great opportunity for affordable ownership in a friendly, well-managed park.

Key facts

• Natural light
• Open layout
• Close to dining

Tags

• OPEN LAYOUT
• NATURAL LIGHT
• PEACEFUL SETTING
• SURROUNDED BY FARMLAND
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Other: Lot rent $560 per month
• HOA & community: Monthly association fee of $560; Association covers water, sewer and trash; Located in Tamarack Mobile Park (not a senior community)

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Electric fuel; Shared well water; Shared septic sewer; Internet: satellite/other
• Home design: Manufactured home in a park (residential, detached); Single-story / main living area; Built in 1973; No notable view; Wood siding exterior; Metal roof
• Construction: 1973 construction; Wood siding; Metal roof; Basement (other)
• Exterior features: Covered deck; Covered patio; Yard; Public road access; Level lot; Paved road

Interior

• Kitchen: Free-standing range; Free-standing refrigerator; Kitchen on main level
• Bedrooms: Primary bedroom on main level with wall-to-wall carpet; Second bedroom on main level with wall-to-wall carpet
• Flooring: Wall-to-wall carpet in bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; No central cooling; Electric hot water
• Interior features: Laundry area; Aluminum window frames; Basement (other type)
• Laundry & utility: Laundry (in-unit)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 15.5% vs local median 2.8% in Scappoose — 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 84/100 on livability (#35 in OR, #812 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D.
• Scappoose SD 1J (town): math 37% / reading 51% proficiency, ranked #69 of 183 in OR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grant Watts Elementary School (reading 54%, 346 students, 38% FRL); Scappoose Middle School (math 30% / reading 75%, grade C+, #24 of 128 statewide, top 18%, 313 students, 28% FRL); Scappoose High School (656 students, 24% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 149 active listings in the ZIP; 55 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Columbia County population projected at -11% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.04% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.72%
• DSCR: 2.46
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.18×
• Total profit: $19,501
• Equity at exit: $8,797

10-year hold

• IRR: 35.9%
• Equity multiple: 4.36×
• Total profit: $55,433
• Equity at exit: $5,101

Cash invested: $16,520 (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 97056

• Active inventory: 149
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$560
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $450

Break-even live

Break-even rent $1,225

Max offer price $59,000

Occupancy floor 70%

Sensitivity live

Price	-10% $491	-5% $471	+0% $450	+5% $430	+10% $410
Rent	-10% $309	-5% $380	+0% $450	+5% $521	+10% $592
Rate	-1.0pp $480	-0.5pp $465	base $450	+0.5pp $435	+1.0pp $420

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: watersewertrash

Listing history 3 events

1. 2026-06-21
   days on market $59,000 Active 4 DOM
2. 2026-06-17
   remarks 528-char remark
3. 2026-06-17
   listed $59,000 Active 1 DOM

ⓘ 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 ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,542
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$6,720
• − Depreciation: −$1,716
• Taxable income: $5,174
• Est. tax owed @ 24.0%: −$1,242
• After-tax cash flow: $4,164/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 2-bedroom, 1-bath manufactured home offers a good starting point for a cosmetic renovation, with updates to the front porch, kitchen, and bathrooms that can significantly increase its value.

Repairs flagged

• Minor Front porch paint — Paint is peeling slightly, indicating a need for touch-up.
• Minor Kitchen countertops — Countertops could be updated for a more modern look.
• Minor Bathroom walls — Wallpaper or paint may need touch-ups for a fresh look.
• Minor Living room carpet — Carpet shows some wear, but could be cleaned or replaced for a fresh look.

Value-add opportunities

• Both Painting the front porch — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Updating countertops and backsplash in the kitchen — Modernizing the kitchen can significantly increase the home's appeal and value.
• Both Touching up walls and flooring in the bathrooms — Fresh paint and flooring can make the bathrooms more inviting and increase the home's overall value.
• Both Landscaping and adding greenery — A well-maintained yard can increase both the home's resale and rental value by enhancing curb appeal and creating a more inviting atmosphere.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Front porch paint · Paint is peeling slightly, indicating a need for touch-up.	Minor	$500–3,000
Kitchen countertops · Countertops could be updated for a more modern look.	Minor	$500–3,000
Bathroom walls · Wallpaper or paint may need touch-ups for a fresh look.	Minor	$500–3,000
Living room carpet · Carpet shows some wear, but could be cleaned or replaced for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting the front porch — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Updating countertops and backsplash in the kitchen — Modernizing the kitchen can significantly increase the home's appeal and value. ↑
• Both Touching up walls and flooring in the bathrooms — Fresh paint and flooring can make the bathrooms more inviting and increase the home's overall value. ↑
• Both Landscaping and adding greenery — A well-maintained yard can increase both the home's resale and rental value by enhancing curb appeal and creating a more inviting atmosphere. ↑

ⓘ 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: Scappoose SD 1J
• NCES district ID: 4110980
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $61,899
• Composite: 41.18/100
• National rank: #7411
• State rank: #69 of 183 in OR

Livability — Scappoose

• Score: 84/100
• State rank: #35
• US rank: #812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,794

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 49,620 people
• By 2030: 48,957 · -1.3%
• By 2040: 46,860 · -5.6%
• By 2050: 44,383 · -10.6%
• By 2075: 39,333 · -20.7%
• By 2100: 34,038 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Asian/Pacific 0%

Political lean MEDSL · Columbia

• 2024 margin: R (+13.9) · D 41.4% · R 55.3% · Other 3.4%
• 2008→2024 swing: -25.9pp toward R · 2008: 12.0pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+10.3 2016: R+12.0 2012: D+5.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.25%
• Current HPI: 295.5156
• 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

• 2026-06-17 Listed $59,000 RMLS