11105 NE Main St #6 · Donald, OR 97020

$136,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 293 Days on market

Built 1998 $105/sqft · 38% above area Est $99k · 38% over ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Appreciation +4.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this inviting 3 bed, 2 bath manufactured home built in 1998, perfectly set in a friendly all-age community. Inside you’ll find beautiful flooring throughout, fresh light fixtures, and a cozy wood-burning fireplace that adds warmth and charm. The open layout makes it easy to gather and enjoy everyday living. Step outside to a fully fenced yard with lush, mature landscaping—ideal for kids, pets, and private relaxation. Move-in ready with space rent of $1,026/mo. *Financing available*

Key facts

• Mature landscaping
• Fully fenced yard
• 2 garage spots

Tags

• WOOD-BURNING FIREPLACE
• FULLY FENCED YARD
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#193 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: health & safety D+, schools F, amenities F.
• North Marion SD 15 (rural): math 27% / reading 43% proficiency, ranked #131 of 183 in OR (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $940 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($120k) 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 $119,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 F-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: 1.20% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $98,625
• List price: $136,000
• Delta: 37.90%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11105 Main St #37	0.00mi	3/2.0	1,296 (0%)	13mo	$188,450	$145	89
10762 Cone St	0.41mi	3/2.0	1,296 (0%)	24mo	$415,000	$320	61

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

Projected returns pro-forma

-1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.43×
• Total profit: $16,452
• Equity at exit: $30,002

10-year hold

• IRR: 16.6%
• Equity multiple: 2.59×
• Total profit: $60,397
• Equity at exit: $29,154

Cash invested: $38,080 (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 97020

• Home prices YoY: -0.7%
• Active inventory: 7
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $461

Break-even live

Break-even rent $1,053

Max offer price $136,000

Occupancy floor 67%

Sensitivity live

Price	-10% $538	-5% $500	+0% $461	+5% $423	+10% $384
Rent	-10% $332	-5% $397	+0% $461	+5% $526	+10% $591
Rate	-1.0pp $530	-0.5pp $496	base $461	+0.5pp $426	+1.0pp $390

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $136,000 Active 293 DOM
2. 2026-06-18
   days on market $136,000 Active 290 DOM
3. 2026-06-17
   days on market $136,000 Active 289 DOM
4. 2026-06-16
   days on market $136,000 Active 288 DOM
5. 2026-06-15
   days on market $136,000 Active 287 DOM
6. 2026-06-13
   days on market $136,000 Active 285 DOM
7. 2026-06-13
   days on market $136,000 Active 284 DOM
8. 2026-06-09
   days on market $136,000 Active 281 DOM
9. 2026-06-08
   days on market $136,000 Active 280 DOM
10. 2026-06-07
    days on market $136,000 Active 279 DOM
11. 2026-06-03
    days on market $136,000 Active 275 DOM
12. 2026-06-02
    days on market $136,000 Active 274 DOM
13. 2026-06-01
    days on market $136,000 Active 273 DOM
14. 2026-05-31
    days on market $136,000 Active 272 DOM
15. 2026-04-22
    price $136,000 514-char remark

    Show marketing remark (514 chars)

    Welcome home to this inviting 3 bed, 2 bath manufactured home built in 1998, perfectly set in a friendly all-age community. Inside you’ll find beautiful flooring throughout, fresh light fixtures, and a cozy wood-burning fireplace that adds warmth and charm. The open layout makes it easy to gather and enjoy everyday living. Step outside to a fully fenced yard with lush, mature landscaping—ideal for kids, pets, and private relaxation. Move-in ready with space rent of $1,026/mo. *Financing available*

16. 2026-04-21
    price $136,000 514-char remark

    Show marketing remark (514 chars)

    Welcome home to this inviting 3 bed, 2 bath manufactured home built in 1998, perfectly set in a friendly all-age community. Inside you’ll find beautiful flooring throughout, fresh light fixtures, and a cozy wood-burning fireplace that adds warmth and charm. The open layout makes it easy to gather and enjoy everyday living. Step outside to a fully fenced yard with lush, mature landscaping—ideal for kids, pets, and private relaxation. Move-in ready with space rent of $1,026/mo. *Financing available*

17. 2025-08-30
    listed $139,900 Active 514-char remark

    Show marketing remark (514 chars)

    Welcome home to this inviting 3 bed, 2 bath manufactured home built in 1998, perfectly set in a friendly all-age community. Inside you’ll find beautiful flooring throughout, fresh light fixtures, and a cozy wood-burning fireplace that adds warmth and charm. The open layout makes it easy to gather and enjoy everyday living. Step outside to a fully fenced yard with lush, mature landscaping—ideal for kids, pets, and private relaxation. Move-in ready with space rent of $1,026/mo. *Financing available*

18. 2025-08-30
    listed $139,900 Active 514-char remark

    Show marketing remark (514 chars)

    Welcome home to this inviting 3 bed, 2 bath manufactured home built in 1998, perfectly set in a friendly all-age community. Inside you’ll find beautiful flooring throughout, fresh light fixtures, and a cozy wood-burning fireplace that adds warmth and charm. The open layout makes it easy to gather and enjoy everyday living. Step outside to a fully fenced yard with lush, mature landscaping—ideal for kids, pets, and private relaxation. Move-in ready with space rent of $1,026/mo. *Financing available*

19. 2025-07-24
    price $142,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$573/yr (+$48/mo · 76.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,649
• − Mortgage interest: −$7,618
• − Property taxes: −$746
• − Insurance: −$680
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,956
• Taxable income: $3,504
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,697/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: North Marion SD 15
• NCES district ID: 4108880
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,867
• Composite: 33.51/100
• National rank: #10515
• State rank: #131 of 183 in OR

Livability — Donald

• Score: 65/100
• State rank: #193
• US rank: #12524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donald, OR
• City population: 1,242
• Population (ZIP): 1,242

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 22% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 8% Italian 7% Lithuanian 5%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 1%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.44%
• Current HPI: 203.2223
• 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

-4.2% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $136,000 WVMLS
• 2026-04-21 Price Changed $136,000 RMLS
• 2025-08-30 Listed $139,900 RMLS
• 2025-08-30 Listed $139,900 WVMLS
• 2025-07-24 Price Changed $142,000 WVMLS

Property tax history

+1.7%/yr

Latest (2025): $746 · +3.0% YoY. Source: county tax records.