34900 Wendlant Way Unit F · Scappoose, OR 97056

$119,000

3 bd · 2.0 ba · 1,026 sqft · Manufactured · 61 Days on market

Built 2000 Good condition $116/sqft · 49% above area Est $80k · 49% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful setting close in to Scappoose. Vaulted ceiling to let the sun shine in! Newer Heat pump, stove and refrigerator. Washer and dryer stay. Newer carport and sturdy aluminum ramp. Space rent includes water, garbage, locked mailbox. Water is shared well lab tested yearly.

Key facts

• Newer stove
• Vaulted ceiling
• Newer carport

Tags

• PEACEFUL SETTING
• VAULTED CEILING
• NEWER HEAT PUMP
• NEWER STOVE
• NEWER REFRIGERATOR
• NEWER CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: schools D+, 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.
• 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.79% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.03%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $79,999
• List price: $119,000
• Delta: 48.75%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.8%
• Equity multiple: 2.07×
• Total profit: $35,617
• Equity at exit: $17,743

10-year hold

• IRR: 33.5%
• Equity multiple: 4.06×
• Total profit: $101,797
• Equity at exit: $10,289

Cash invested: $33,320 (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 97056

• Active inventory: 149
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $861

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 55%

Sensitivity live

Price	-10% $944	-5% $903	+0% $861	+5% $820	+10% $779
Rent	-10% $693	-5% $777	+0% $861	+5% $946	+10% $1,030
Rate	-1.0pp $921	-0.5pp $892	base $861	+0.5pp $831	+1.0pp $799

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $119,000 Active 61 DOM
2. 2026-06-18
   days on market $119,000 Active 58 DOM
3. 2026-06-18
   price $119,000 Active 57 DOM
4. 2026-06-17
   days on market $129,000 Active 57 DOM
5. 2026-06-16
   days on market $129,000 Active 56 DOM
6. 2026-06-15
   days on market $129,000 Active 55 DOM
7. 2026-06-13
   days on market $129,000 Active 53 DOM
8. 2026-06-13
   days on market $129,000 Active 52 DOM
9. 2026-06-09
   days on market $129,000 Active 49 DOM
10. 2026-06-08
    days on market $129,000 Active 48 DOM
11. 2026-06-07
    days on market $129,000 Active 47 DOM
12. 2026-06-03
    days on market $129,000 Active 43 DOM
13. 2026-06-02
    days on market $129,000 Active 42 DOM
14. 2026-06-01
    days on market $129,000 Active 41 DOM
15. 2026-05-31
    days on market $129,000 Active 40 DOM
16. 2026-04-21
    listed $139,900 Active 277-char remark

    Show marketing remark (277 chars)

    Peaceful setting close in to Scappoose. Vaulted ceiling to let the sun shine in! Newer Heat pump, stove and refrigerator. Washer and dryer stay. Newer carport and sturdy aluminum ramp. Space rent includes water, garbage, locked mailbox. Water is shared well lab tested yearly.

ⓘ 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: $25,578
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$3,462
• Taxable income: $8,978
• Est. tax owed @ 24.0%: −$2,155
• After-tax cash flow: $8,183/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with newer appliances and systems, and a good exterior. It has potential for further value through exterior painting and landscaping.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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

• 2026-04-21 Listed $139,900 RMLS