210 N Highway 395 · Long Creek, OR 97856

$106,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 147 Days on market

Built 1976 Fair condition 0.26 ac lot $100/sqft · 41% above area Est $75k · 41% over ↓ 9% since listing

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Why this score? — see what drove the D 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 +15.9/30.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

1976 Champion Single Wide Manufactured Home in Long Creek, Oregon.This charming home having 2 bedrooms and 1 bathroom originally measured 728 sqft, it has been added onto, to make a total of 1,056 sqft. It features a cozy, certified wood stove for heating. The property sits on a .26-acre lot that is completely fenced in.Additional highlights include a 16' x 16' carport and an expansive deck thats partially covered. Also the property offers a 24' x 8' enclosed workspace thats attached to the home. With a little bit of maintenance, this home is sure to shine beautifully!

Key facts

• Completely fenced
• Certified wood stove
• 16 x 16 carport

Tags

• CERTIFIED WOOD STOVE
• COMPLETELY FENCED
• 16 X 16 CARPORT
• EXPANSIVE DECK
• 24 X 8 ENCLOSED WORKSPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $51 ($612/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (6.4% below list).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#307 in OR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety C-, schools D+, crime F.
• Long Creek SD 17 (rural): math 75% / reading 25% proficiency, ranked #11 of 58 in OR (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 9 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($733 loan paydown + $3k appreciation (3.0% local appreciation)).
• Grant County population projected at -29% 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $74,929
• List price: $106,000
• Delta: 41.47%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 W 3rd St	0.23mi	2/1.0	1,118 (+6%)	11mo	$90,000	$81	70
400 S Hewitt St	0.28mi	2/1.0	902 (-15%)	23mo	$75,000	$83	44

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: 9.4%
• Equity multiple: 1.54×
• Total profit: $16,034
• Equity at exit: $47,662

10-year hold

• IRR: 11.9%
• Equity multiple: 2.77×
• Total profit: $52,561
• Equity at exit: $73,453

Cash invested: $29,680 (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 97856

• Active inventory: 12
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$556
• Tax est. 1.5%: −$132 /mo · $1,590/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $51

Break-even live

Break-even rent $927

Max offer price $106,000

Occupancy floor 90%

Sensitivity live

Price	-10% $124	-5% $88	+0% $51	+5% $14	+10% $-22
Rent	-10% $-27	-5% $12	+0% $51	+5% $90	+10% $129
Rate	-1.0pp $104	-0.5pp $78	base $51	+0.5pp $24	+1.0pp $-4

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $106,000 Pending 147 DOM
2. 2026-06-04
   days on market $106,000 Active 146 DOM
3. 2026-06-02
   days on market $106,000 Active 145 DOM
4. 2026-06-01
   days on market $106,000 Active 144 DOM
5. 2026-05-31
   days on market $106,000 Active 143 DOM
6. 2026-04-04
   price $106,000 577-char remark

   Show marketing remark (577 chars)

   1976 Champion Single Wide Manufactured Home in Long Creek, Oregon.This charming home having 2 bedrooms and 1 bathroom originally measured 728 sqft, it has been added onto, to make a total of 1,056 sqft. It features a cozy, certified wood stove for heating. The property sits on a .26-acre lot that is completely fenced in.Additional highlights include a 16' x 16' carport and an expansive deck thats partially covered. Also the property offers a 24' x 8' enclosed workspace thats attached to the home. With a little bit of maintenance, this home is sure to shine beautifully!

7. 2026-03-08
   price $111,000 577-char remark

   Show marketing remark (577 chars)

   1976 Champion Single Wide Manufactured Home in Long Creek, Oregon.This charming home having 2 bedrooms and 1 bathroom originally measured 728 sqft, it has been added onto, to make a total of 1,056 sqft. It features a cozy, certified wood stove for heating. The property sits on a .26-acre lot that is completely fenced in.Additional highlights include a 16' x 16' carport and an expansive deck thats partially covered. Also the property offers a 24' x 8' enclosed workspace thats attached to the home. With a little bit of maintenance, this home is sure to shine beautifully!

8. 2026-01-08
   listed $116,000 Active 577-char remark

   Show marketing remark (577 chars)

   1976 Champion Single Wide Manufactured Home in Long Creek, Oregon.This charming home having 2 bedrooms and 1 bathroom originally measured 728 sqft, it has been added onto, to make a total of 1,056 sqft. It features a cozy, certified wood stove for heating. The property sits on a .26-acre lot that is completely fenced in.Additional highlights include a 16' x 16' carport and an expansive deck thats partially covered. Also the property offers a 24' x 8' enclosed workspace thats attached to the home. With a little bit of maintenance, this home is sure to shine beautifully!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,902
• − Mortgage interest: −$5,938
• − Property taxes: −$1,590
• − Insurance: −$530
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$3,084
• Taxable loss: −$1,143
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $887/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 · 12 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, as well as the HVAC system.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated and worn
• Minor HVAC unit — needs cleaning

Value-add opportunities

• Resale painting and updating kitchen cabinets — enhances curb appeal and interior aesthetics
• Resale replacing bathroom fixtures — modernizes the space and improves functionality
• Both upgrading HVAC unit — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated and worn	Minor	$500–3,000
HVAC unit · needs cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale painting and updating kitchen cabinets — enhances curb appeal and interior aesthetics ↑
• Resale replacing bathroom fixtures — modernizes the space and improves functionality ↑
• Both upgrading HVAC unit — improves comfort and energy efficiency ↑

ⓘ 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: Long Creek SD 17
• NCES district ID: 4107530
• Math proficiency: 75% ▲ 78.00%
• Reading proficiency: 25% ▲ 28.00%
• Median HH income: $38,603
• Composite: 41.92/100
• National rank: #3363
• State rank: #11 of 58 in OR

Livability — Long Creek

• Score: 58/100
• State rank: #307
• US rank: #20900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Creek, OR
• Population (ZIP): 455

Population outlook (Grant County) Hauer SSP2

• Today (2025): 6,485 people
• By 2030: 6,060 · -6.6%
• By 2040: 5,222 · -19.5%
• By 2050: 4,581 · -29.4%
• By 2075: 3,578 · -44.8%
• By 2100: 2,756 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Scottish 7% Italian 5% Romanian 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+60.4) · D 18.4% · R 78.8% · Other 2.8%
• 2008→2024 swing: -14.9pp toward R · 2008: -45.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+56.9 2016: R+58.9 2012: R+53.3 2008: R+45.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-8.6% since first listed

3 events — show timeline

• 2026-04-04 Price Changed $106,000 RMLS
• 2026-03-08 Price Changed $111,000 RMLS
• 2026-01-08 Listed $116,000 RMLS