1100 NW Warrenton Dr #359 · Warrenton, OR 97146

$189,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 19 Days on market

Built 1997 Est $153k · 24% 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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

Key facts

• Fresh paint
• Brand new roof
• New flooring

Tags

• BRAND NEW SIDING
• BRAND NEW ROOF
• BRAND NEW GUTTERS
• BRAND NEW EXTERIOR PAINT
• NEW FLOORING
• FRESH PAINT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity available; Natural gas available; Electric on property
• Home design: Manufactured home in a park
• Construction: HardiPlank-type exterior; Composition roof; Block foundation; Built as a manufactured home
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Range; Oven
• Heating & cooling: Central air conditioning
• Interior features: Vaulted ceilings; Total of 11 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.6% in Warrenton — 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 71/100 on livability (#112 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, employment B; Watch: schools C-, health & safety C-, crime F.
• Warrenton-Hammond SD 30 (town): math 38% / reading 49% proficiency, ranked #88 of 183 in OR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 active listings in the ZIP; 98 units permitted in Clatsop County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $51k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $189k implies a 530% gain — meaningful room to come down on a strong offer.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $152,776
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 NW Warrenton Dr #359	0.00mi	3/2.0	1,352 (0%)	4mo	$30,000	$22	96
1100 NW Warrenton Dr #359 Dr	0.00mi	3/2.0	1,352 (0%)	4mo	$30,000	$22	96
1100 NW Warrenton Dr #338	0.00mi	3/2.0	1,200 (-11%)	4mo	$135,000	$113	78
1100 NW Warrenton Dr #334	0.00mi	2/2.0 (-1)	1,456 (+8%)	10mo	$160,000	$110	74
701 NW Warrenton Dr #34	0.40mi	3/2.0	1,296 (-4%)	14mo	$190,000	$147	63
701 NW Warrenton Dr #34 Dr	0.51mi	3/2.0	1,296 (-4%)	14mo	$190,000	$147	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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,830
• Equity at exit: $28,181

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $26,674
• Equity at exit: $16,341

Cash invested: $52,920 (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 97146

• Home prices YoY: -29.9%
• Active inventory: 97
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $390

Break-even live

Break-even rent $1,460

Max offer price $189,000

Occupancy floor 75%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $189,000 Active 19 DOM
2. 2026-06-18
   days on market $189,000 Active 18 DOM
3. 2026-06-17
   days on market $189,000 Active 17 DOM
4. 2026-06-17
   pricedays on marketlisting id $189,000 Active 16 DOM
5. 2026-06-09
   days on marketlisting id $239,900 Active 18 DOM
6. 2026-06-08
   days on market $239,900 Active 16 DOM
7. 2026-06-07
   days on market $239,900 Active 15 DOM
8. 2026-06-02
   days on market $239,900 Active 10 DOM
9. 2026-06-01
   days on market $239,900 Active 9 DOM
10. 2026-05-31
    days on market $239,900 Active 8 DOM
11. 2026-05-30
    days on market $239,900 Active 7 DOM
12. 2026-05-21
    listed $239,900 Active
13. 2026-02-05
    soldstatus $30,000 Closed 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

14. 2026-01-19
    status Pending 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

15. 2026-01-15
    status Active 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

16. 2026-01-07
    status Pending 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

17. 2026-01-06
    price $44,900 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

18. 2025-12-11
    price $52,500 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

19. 2025-12-01
    price $85,000 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

20. 2025-11-06
    price $90,000 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

21. 2025-10-31
    listed $149,900 Active 763-char remark

    Show marketing remark (763 chars)

    Priced to sell for Investor or DIY Handyman. Needs new roof, siding and more. So Much potential in this 1352 Square foot Manufactured home in Alder Creek Village 55+ park. (Land is not included in the sale of this home). Nice floor plan for this 3-Bedrooms, 2 full bathroom home with Spacious Kitchen and newer refrigerator, Pantry, eating bar and breakfast nook with Sliding Glass doors to large deck; Nice sized Formal Dining room; Large primary bedroom with walking closet & en-suite bathroom; 3rd bedroom could be a home office, craft room or ''man cave''; Nice sized Living Room with lots of windows.All buyers must have park approval to finalize any purchase. Space rent is $920 which includes some utilities. All buyers to due their own due diligence.

22. 2012-05-22
    soldstatus $34,150 199-char remark

    Show marketing remark (199 chars)

    55+ residence. Great one level home includes 3 bedrooms 2.5 bathrooms. Large master suite with a soaking tub in master bath. Other features include fenced yard, deck, eating bar and vaulted ceilings.

23. 2012-02-27
    listed $42,500 199-char remark

    Show marketing remark (199 chars)

    55+ residence. Great one level home includes 3 bedrooms 2.5 bathrooms. Large master suite with a soaking tub in master bath. Other features include fenced yard, deck, eating bar and vaulted ceilings.

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: +$828/yr (+$69/mo · 82.4%)

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

Taxation est. · year 1

• Rental income: $23,453
• − Mortgage interest: −$10,587
• − Property taxes: −$1,005
• − Insurance: −$945
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,498
• Taxable income: $1,665
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $4,284/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: Warrenton-Hammond SD 30
• NCES district ID: 4113080
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $44,286
• Composite: 39.11/100
• National rank: #8250
• State rank: #88 of 183 in OR

Livability — Warrenton

• Score: 71/100
• State rank: #112
• US rank: #6619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrenton, OR
• Population (ZIP): 7,614

Population outlook (Clatsop County) Hauer SSP2

• Today (2025): 39,212 people
• By 2030: 39,765 · +1.4%
• By 2040: 40,121 · +2.3%
• By 2050: 40,032 · +2.1%
• By 2075: 39,123 · -0.2%
• By 2100: 35,965 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Romanian 2% Scottish 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Clatsop

• 2024 margin: D (+11.4) · D 54.1% · R 42.8% · Other 3.1%
• 2008→2024 swing: -7.6pp toward R · 2008: 18.9pp · 2024: 11.4pp
• All cycles: 2024: D+11.4 2020: D+11.3 2016: D+6.1 2012: D+14.6 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.15%
• Current HPI: 303.1431
• 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

+464.5% since first listed

12 events — show timeline

• 2026-05-21 Listed $239,900 CAR
• 2026-02-05 Sold (MLS) $30,000 RMLS
• 2026-01-19 Pending — RMLS
• 2026-01-15 Relisted — RMLS
• 2026-01-07 Pending — RMLS
• 2026-01-06 Price Changed $44,900 RMLS
• 2025-12-11 Price Changed $52,500 RMLS
• 2025-12-01 Price Changed $85,000 RMLS
• 2025-11-06 Price Changed $90,000 RMLS
• 2025-10-31 Listed $149,900 RMLS
• 2012-05-22 Sold (MLS) $34,150 RMLS
• 2012-02-27 Listed $42,500 RMLS

Property tax history

+5.9%/yr

Latest (2025): $1,005 · -0.1% YoY. Source: county tax records.