30839 Washington St · Sodaville, OR 97355

$272,000

3 bd · 2.0 ba · 1,316 sqft · Manufactured public records · 227 Days on market

Built 1996 7,840 sqft lot Est $291k · 6% under

---

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).

• Cash flow +13.4/30.0
• ARV discount +10.4/15.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location!! That quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting, and huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside you will find a huge deck with a re

Key facts

• Vaulted ceilings
• Fully fenced lot
• 7,840 sq ft lot

Tags

• FULLY FENCED LOT
• SPACIOUS OPEN FLOOR PLAN
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $272k.

Deal economics

• At list price, monthly cash flow is $3 ($39/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (21.7% below list).
• Recommended offer: $213k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#303 in OR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: health & safety C-, employment D+, crime D-.
• Lebanon Community SD 9 (town): math 27% / reading 43% proficiency, ranked #26 of 58 in OR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverview School (math 24% / reading 44%, grade F, #218 of 412 statewide, top 58%, 401 students, 69% FRL); Seven Oak Middle School (math 23% / reading 43%, grade F, #76 of 128 statewide, top 60%, 593 students, 70% FRL); Lebanon High School (math 5% / reading 15%, grade F, #141 of 143 statewide, top 99%, 1,289 students, 69% FRL) — zoned schools average 69% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 246 active listings in the ZIP; 311 units permitted in Linn County in 2024 (60 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Linn County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,076 (21.7% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 22% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.78% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $290,836
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30839 Washington St	0.00mi	3/2.0	1,316 (0%)	0mo	$250,000	$190	100
30758 Washington St	0.17mi	3/2.0	1,512 (+15%)	12mo	$333,870	$221	57

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-40,584
• Equity at exit: $40,556

10-year hold

• IRR: -4.0%
• Equity multiple: 0.72×
• Total profit: $-21,148
• Equity at exit: $23,518

Cash invested: $76,160 (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 97355

• Rents YoY: 4.5%
• Active inventory: 246
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $3

Break-even live

Break-even rent $2,127

Max offer price $272,000

Occupancy floor 95%

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-03-16
   status Pending
2. 2025-11-20
   price $272,000
3. 2025-11-11
   price $275,000
4. 2025-09-17
   price $272,000
5. 2025-08-30
   price $275,000
6. 2025-08-15
   price $284,000
7. 2025-08-01
   listed $290,000 Active
8. 2018-04-18
   soldstatus $195,000 Sold 456-char remark

   Show marketing remark (537 chars)

   Great location!! Quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting,& huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside youll find a huge deck with a relaxing hot tub&pad for stargazing! Also room for RV parking, a shed,& a carport!

9. 2018-04-18
   soldstatus $195,000 Sold 537-char remark

   Show marketing remark (537 chars)

   Great location!! Quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting,& huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside youll find a huge deck with a relaxing hot tub&pad for stargazing! Also room for RV parking, a shed,& a carport!

10. 2018-04-18
    soldstatus $195,000

    Show marketing remark (537 chars)

    Great location!! Quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting,& huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside youll find a huge deck with a relaxing hot tub&pad for stargazing! Also room for RV parking, a shed,& a carport!

11. 2018-03-17
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Great location!! That quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting, and huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside you will find a huge deck with a re

12. 2018-03-05
    historical Active under Contract 537-char remark

    Show marketing remark (537 chars)

    Great location!! Quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting,& huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside youll find a huge deck with a relaxing hot tub&pad for stargazing! Also room for RV parking, a shed,& a carport!

13. 2017-12-22
    price $199,900 537-char remark

    Show marketing remark (537 chars)

    Great location!! Quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting,& huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside youll find a huge deck with a relaxing hot tub&pad for stargazing! Also room for RV parking, a shed,& a carport!

14. 2017-12-21
    price $199,900 456-char remark

    Show marketing remark (456 chars)

    Great location!! That quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting, and huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside you will find a huge deck with a re

15. 2017-12-04
    listed $209,900 Active 456-char remark

    Show marketing remark (537 chars)

    Great location!! Quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting,& huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside youll find a huge deck with a relaxing hot tub&pad for stargazing! Also room for RV parking, a shed,& a carport!

16. 2017-12-04
    listed $209,900 Active 537-char remark

    Show marketing remark (537 chars)

    Great location!! Quiet out of town feel you are looking for, but also close to town, schools,&stores! Sitting on a great size lot with a beautifully landscaped, fully fenced yard,& flower beds! Great open floor plan w/tons of window lighting,& huge living room& master bed and bath with double closets! New vinyl flooring in 2016, vaulted ceilings, &new vinyl triple pane windows in 2011! Outside youll find a huge deck with a relaxing hot tub&pad for stargazing! Also room for RV parking, a shed,& a carport!

17. 2004-01-08
    soldstatus $95,000

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $2,638 · $220/mo
• Expected delta: +$955/yr (+$80/mo · 56.7%)

ⓘ 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 5/10 Major
• 🌡 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 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,569
• − Mortgage interest: −$15,236
• − Property taxes: −$1,684
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$7,913
• Taxable loss: −$4,714
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $1,171/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: Lebanon Community SD 9
• NCES district ID: 4107380
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $45,264
• Composite: 29.83/100
• National rank: #6418
• State rank: #26 of 58 in OR

Livability — Sodaville

• Score: 59/100
• State rank: #303
• US rank: #20564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sodaville, OR
• County: Linn County · 70,700 people
• City population: 34,292
• Metro: Albany-Lebanon, OR
• Population (ZIP): 34,292
• Household income: $68,595
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1051.0

Population outlook (Linn County) Hauer SSP2

• Today (2025): 127,026 people
• By 2030: 129,540 · +2.0%
• By 2040: 132,780 · +4.5%
• By 2050: 133,614 · +5.2%
• By 2075: 129,061 · +1.6%
• By 2100: 112,224 · -11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Linn

• 2024 margin: Strong R (+24.4) · D 36.2% · R 60.6% · Other 3.1%
• 2008→2024 swing: -13.0pp toward R · 2008: -11.4pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+23.4 2016: R+27.8 2012: R+17.2 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -528.42%
• Current HPI: 221.8977
• Rent YoY: ▲ 4.55%
• Metro: Albany-Lebanon, 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

+186.3% since first listed

17 events — show timeline

• 2026-03-16 Pending — RMLS
• 2025-11-20 Price Changed $272,000 RMLS
• 2025-11-11 Price Changed $275,000 RMLS
• 2025-09-17 Price Changed $272,000 RMLS
• 2025-08-30 Price Changed $275,000 RMLS
• 2025-08-15 Price Changed $284,000 RMLS
• 2025-08-01 Listed $290,000 RMLS
• 2018-04-18 Sold (Public Records) $195,000 Public Records
• 2018-04-18 Sold (MLS) $195,000 WVMLS
• 2018-04-18 Sold (MLS) $195,000 RMLS
• 2018-03-17 Pending — RMLS
• 2018-03-05 Contingent — WVMLS
• 2017-12-22 Price Changed $199,900 WVMLS
• 2017-12-21 Price Changed $199,900 RMLS
• 2017-12-04 Listed $209,900 WVMLS
• 2017-12-04 Listed $209,900 RMLS
• 2004-01-08 Sold (Public Records) $95,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,684 · +2.7% YoY. Source: county tax records.