1005 Ferry St #26 · Dayton, OR 97114

$127,500

3 bd · 2.5 ba · 1,104 sqft · Manufactured public records · 150 Days on market

Built 2005 ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! This 3-bedroom, 2-bath manufactured home is now available at $127,500 in a friendly all-ages community. Enjoy an open-concept living area, a well-equipped kitchen with all appliances included, and a washer/dryer for added convenience. A great opportunity for affordable and comfortable living!

Key facts

• Washer dryer
• Garage
• Built 2005

Tags

• OPEN-CONCEPT LIVING AREA
• WELL-EQUIPPED KITCHEN
• ALL APPLIANCES INCLUDED
• WASHER DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#264 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: health & safety D+, amenities F, commute 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.
• Zoned schools: Dayton Grade School (328 students, 80% FRL); Dayton Jr High School (229 students, 74% FRL); Dayton High School (323 students, 94% FRL) — zoned schools average 83% FRL vs 56% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.80% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.96%
• DSCR: 2.56
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $340,032
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Ferry St #32	0.00mi	3/2.0	1,196 (+8%)	15mo	$137,000	$115	72
910 Ash St Unit B	0.17mi	3/2.0	1,200 (+9%)	22mo	$370,000	$308	58

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: 30.5%
• Equity multiple: 2.28×
• Total profit: $45,552
• Equity at exit: $19,011

10-year hold

• IRR: 37.7%
• Equity multiple: 4.50×
• Total profit: $124,836
• Equity at exit: $11,024

Cash invested: $35,700 (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 97114

• Home prices YoY: -24.7%
• Active inventory: 25
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,040

Break-even live

Break-even rent $978

Max offer price $127,500

Occupancy floor 50%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Alder St Unit NA Dayton, OR	3.0	2.0	1400	$2,295	$1.64	43d	1	0.90mi

Listing history 7 events

1. 2026-04-14
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Price Improvement! This 3-bedroom, 2-bath manufactured home is now available at $127,500 in a friendly all-ages community. Enjoy an open-concept living area, a well-equipped kitchen with all appliances included, and a washer/dryer for added convenience. A great opportunity for affordable and comfortable living!

2. 2026-04-14
   status Pending

   Show marketing remark (312 chars)

   Price Improvement! This 3-bedroom, 2-bath manufactured home is now available at $127,500 in a friendly all-ages community. Enjoy an open-concept living area, a well-equipped kitchen with all appliances included, and a washer/dryer for added convenience. A great opportunity for affordable and comfortable living!

3. 2026-01-22
   price $127,500 312-char remark

   Show marketing remark (312 chars)

   Price Improvement! This 3-bedroom, 2-bath manufactured home is now available at $127,500 in a friendly all-ages community. Enjoy an open-concept living area, a well-equipped kitchen with all appliances included, and a washer/dryer for added convenience. A great opportunity for affordable and comfortable living!

4. 2026-01-21
   price $127,500
5. 2025-11-14
   listed $130,000 Active
6. 2025-10-20
   price $130,000 312-char remark

   Show marketing remark (312 chars)

   Price Improvement! This 3-bedroom, 2-bath manufactured home is now available at $127,500 in a friendly all-ages community. Enjoy an open-concept living area, a well-equipped kitchen with all appliances included, and a washer/dryer for added convenience. A great opportunity for affordable and comfortable living!

7. 2025-08-11
   listed $139,000 Active 312-char remark

   Show marketing remark (312 chars)

   Price Improvement! This 3-bedroom, 2-bath manufactured home is now available at $127,500 in a friendly all-ages community. Enjoy an open-concept living area, a well-equipped kitchen with all appliances included, and a washer/dryer for added convenience. A great opportunity for affordable and comfortable living!

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$622/yr (+$52/mo · 101.3%)

ⓘ 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 · 14 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: $27,540
• − Mortgage interest: −$7,142
• − Property taxes: −$615
• − Insurance: −$638
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$3,709
• Taxable income: $11,031
• Est. tax owed @ 24.0%: −$2,647
• After-tax cash flow: $9,834/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 — Dayton

• Score: 61/100
• State rank: #264
• US rank: #17831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, OR
• Population (ZIP): 5,136

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Two or more races 14%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 6% Slovak 5% Iranian 3%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 13%

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: ▼ -115.22%
• Current HPI: 351.6675
• 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

-8.3% since first listed

7 events — show timeline

• 2026-04-14 Pending — WVMLS
• 2026-04-14 Pending — RMLS
• 2026-01-22 Price Changed $127,500 WVMLS
• 2026-01-21 Price Changed $127,500 RMLS
• 2025-11-14 Listed $130,000 RMLS
• 2025-10-20 Price Changed $130,000 WVMLS
• 2025-08-11 Listed $139,000 WVMLS

Property tax history

+2.4%/yr

Latest (2025): $615 · +2.0% YoY. Source: county tax records.