1809 26th St #14 · La Grande, OR 97850

$69,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured public records · 99 Days on market

Built 1999 $63/sqft · 73% below area

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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 +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready 3 bedroom, 2 bath manufactured home features several recent updates including new windows and new carpet. The remolded kitchen offers new countertops, soft-close drawers, and all of the appliances are included. The spacious primary bedroom features a walk – in closet for plenty of storage. Outside you’ll find a covered deck, perfect for relaxing, along with a tool shed for your garden tools and extra storage.

Key facts

• New carpet
• Remodeled kitchen
• New countertops

Tags

• NEW WINDOWS
• NEW CARPET
• REMODELED KITCHEN
• NEW COUNTERTOPS
• SOFT-CLOSE DRAWERS
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 2.9% in La Grande — 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 76/100 on livability (#74 in OR, #3,311 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F, employment F.
• La Grande SD 1 (town): math 24% / reading 50% proficiency, ranked #23 of 58 in OR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 126 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 38 units permitted in Union County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $69k implies a 263% gain — meaningful room to come down on a strong offer.

Recommended offer $62,790 (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. 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. 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.
5. 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.
6. 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: 2.40% ✓
• Cap rate: 21.70%
• Cash-on-cash: 55.01%
• DSCR: 3.45
• GRM: 3.5

CMA / ARV

• ARV (median comp): $260,345
• List price: $69,000
• Delta: -73.50%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 26th St #52	0.00mi	2/2.0 (-1)	990 (-10%)	19mo	$75,000	$76	62
2809 Minam Ct	0.48mi	3/2.0	1,152 (+5%)	13mo	$280,000	$243	59
1809 26th St #25	0.00mi	2/1.0 (-1)	952 (-14%)	15mo	$35,000	$37	56
10504 G Ct	0.67mi	3/2.0	1,188 (+8%)	5mo	$303,000	$255	51
10503 G Ct	0.71mi	3/2.0	1,188 (+8%)	12mo	$239,900	$202	44
10409 H Ave	0.71mi	3/2.0	1,188 (+8%)	16mo	$249,000	$210	40

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: 53.3%
• Equity multiple: 3.34×
• Total profit: $45,223
• Equity at exit: $10,288

10-year hold

• IRR: 58.5%
• Equity multiple: 6.80×
• Total profit: $111,986
• Equity at exit: $5,966

Cash invested: $19,320 (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 97850

• Active inventory: 126
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $886

Break-even live

Break-even rent $535

Max offer price $69,000

Occupancy floor 42%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11619 Island Ave Unit P-131 Island City, OR	3.0	2.0	1040	$1,600	$1.54	10d	1	0.40mi
10202 White Birch Ln La Grande, OR	3.0	2.0	1213	$2,200	$1.81	1d	1	0.90mi
303 18th St Unit D La Grande, OR	3.0	1.5	1300	$1,895	$1.46	14d	1	1.36mi
1208 Adams Ave La Grande, OR	2.0	1.0	740	$1,025	$1.39	1d	3	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $69,000 Active 99 DOM
2. 2026-06-18
   days on market $69,000 Active 98 DOM
3. 2026-06-17
   days on market $69,000 Active 97 DOM
4. 2026-06-16
   days on market $69,000 Active 96 DOM
5. 2026-06-15
   days on market $69,000 Active 95 DOM
6. 2026-06-14
   days on market $69,000 Active 93 DOM
7. 2026-06-12
   days on market $69,000 Active 92 DOM
8. 2026-06-09
   days on market $69,000 Active 89 DOM
9. 2026-06-08
   days on market $69,000 Active 88 DOM
10. 2026-06-07
    days on market $69,000 Active 87 DOM
11. 2026-06-07
    days on market $69,000 Active 86 DOM
12. 2026-06-04
    days on market $69,000 Active 83 DOM
13. 2026-06-02
    days on market $69,000 Active 82 DOM
14. 2026-06-01
    days on market $69,000 Active 81 DOM
15. 2026-05-31
    days on market $69,000 Active 80 DOM
16. 2026-05-31
    days on market $69,000 Active 79 DOM
17. 2026-04-03
    price $69,000 446-char remark

    Show marketing remark (446 chars)

    This move-in ready 3 bedroom, 2 bath manufactured home features several recent updates including new windows and new carpet. The remolded kitchen offers new countertops, soft-close drawers, and all of the appliances are included. The spacious primary bedroom features a walk – in closet for plenty of storage. Outside you’ll find a covered deck, perfect for relaxing, along with a tool shed for your garden tools and extra storage.

18. 2026-03-12
    listed $79,900 Active 446-char remark

    Show marketing remark (446 chars)

    This move-in ready 3 bedroom, 2 bath manufactured home features several recent updates including new windows and new carpet. The remolded kitchen offers new countertops, soft-close drawers, and all of the appliances are included. The spacious primary bedroom features a walk – in closet for plenty of storage. Outside you’ll find a covered deck, perfect for relaxing, along with a tool shed for your garden tools and extra storage.

19. 2003-01-23
    soldstatus $19,000 85-char remark

    Show marketing remark (85 chars)

    Needs to be cleaned and repaired. I will be getting bids for work and start repairs.

20. 2002-10-08
    listed $22,500 85-char remark

    Show marketing remark (85 chars)

    Needs to be cleaned and repaired. I will be getting bids for work and start repairs.

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $669 · $56/mo
• Expected delta: +$280/yr (+$23/mo · 72.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,880
• − Mortgage interest: −$3,865
• − Property taxes: −$389
• − Insurance: −$345
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$2,007
• Taxable income: $10,092
• Est. tax owed @ 24.0%: −$2,422
• After-tax cash flow: $8,206/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: La Grande SD 1
• NCES district ID: 4107200
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $41,706
• Composite: 31.11/100
• National rank: #6070
• State rank: #23 of 58 in OR

Livability — La Grande

• Score: 76/100
• State rank: #74
• US rank: #3311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Grande, OR
• County: Union County · 16,903 people
• City population: 16,903
• Metro: La Grande, OR
• Population (ZIP): 16,903
• Household income: $63,421
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 597.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,207 people
• By 2030: 24,794 · -1.6%
• By 2040: 23,658 · -6.1%
• By 2050: 22,897 · -9.2%
• By 2075: 20,885 · -17.1%
• By 2100: 17,841 · -29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Portuguese 3% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+40.6) · D 28.1% · R 68.7% · Other 3.1%
• 2008→2024 swing: -17.0pp toward R · 2008: -23.6pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+40.4 2016: R+41.4 2012: R+30.8 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.50%
• Current HPI: 213.8093
• Rent YoY: —
• Metro: La Grande, 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

+206.7% since first listed

4 events — show timeline

• 2026-04-03 Price Changed $69,000 RMLS
• 2026-03-12 Listed $79,900 RMLS
• 2003-01-23 Sold (MLS) $19,000 RMLS
• 2002-10-08 Listed $22,500 RMLS

Property tax history

-2.0%/yr

Latest (2025): $389 · -2.0% YoY. Source: county tax records.