313 12th St · La Grande, OR 97850

$120,000

3 bd · 2.0 ba · 1,566 sqft · Land · 41 Days on market

Built 1997

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Clean & well maintained 1999 Kit manufactured home with new carpeting, new paint, 3 bedrooms, 2 baths, deck, nice yard with trees, roomy single car garage attached with storage area. Roof is only 2 years old, plus newer dishwasher, stove, washer & dryer, and new refrigerator all included! Space rent is 240/month & includes garbage. Check it out today!

Key facts

• Ample parking
• Large storage sheds
• Private yard

Tags

• PRIVATE YARD
• MOUNTAIN VIEW
• AMPLE PARKING
• LARGE STORAGE SHEDS

Property features AI

Finance

• Other: Parcel number 903042; Main level living area approximately 1,566 (county); View: mountains
• HOA & community: Community trash service; Located in Camas Court Mobile Home Park; Land lease in effect (land lease expiration August 31, 2026) — lot rent $420 monthly

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer; Gas service
• Home design: Manufactured home in a park; Single-story (main level primary bedroom); Palm Harbor model; Resale property; Unattached
• Construction: Built in 1997; Wood siding construction; Composition roofing; Crawl space foundation
• Exterior features: Covered deck; Fenced yard; Porch; Tool shed; Workshop; Yard; Cul-de-sac lot; Level lot; Paved road access; Wood siding; Composition roof; Mountain view

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator
• Bedrooms: Primary bedroom on main level; Second bedroom; Third bedroom
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning; Gas hot water
• Interior features: Ceiling fans; High ceilings; Vaulted ceiling; Jetted tub; Soaking tub; Laundry area; Washer and dryer included; Luxury vinyl plank flooring; Vinyl window frames; Accessible features (main floor bedroom with bath, walk-in shower)
• Laundry & utility: Washer and dryer included; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Zoned schools: Central Elementary School (math 34% / reading 42%, grade F, #197 of 412 statewide, top 48%, 419 students, 64% FRL); La Grande Middle School (math 23% / reading 49%, grade F, #55 of 128 statewide, top 44%, 480 students, 64% FRL); La Grande High School (math 22% / reading 57%, grade F, #78 of 143 statewide, top 58%, 647 students, 64% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 38 units permitted in Union County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago 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.
• Current owner paid $38k; list at $120k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $12,003
• Equity at exit: $17,892

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $51,017
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $493

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 18th St Unit D La Grande, OR	3.0	1.5	1300	$1,895	$1.46	14d	1	0.26mi
1001 12th St La Grande, OR	3.0	2.0	1624	$1,650	$1.02	44d	1	0.41mi
301 Cedar St La Grande, OR	3.0	2.0	1500	$1,750	$1.17	44d	1	0.90mi
1712 Walnut St La Grande, OR	3.0	2.0	1824	$1,650	$0.90	44d	1	1.35mi
1213 V Ave La Grande, OR	3.0	1.0	1800	$1,400	$0.78	44d	1	1.38mi

Listing history 18 events

1. 2026-05-15
   status Pending
2. 2026-04-21
   historical Active with Bumpable Contingency
3. 2026-04-10
   status Active
4. 2026-03-30
   status Pending
5. 2026-03-24
   listed $120,000 Active
6. 2022-02-13
   price $1,300
7. 2014-10-31
   soldstatus $38,000 Sold 367-char remark

   Show marketing remark (367 chars)

   Clean & well maintained 1999 Kit manufactured home with new carpeting, new paint, 3 bedrooms, 2 baths, deck, nice yard with trees, roomy single car garage attached with storage area. Roof is only 2 years old, plus newer dishwasher, stove, washer & dryer, and new refrigerator all included! Space rent is 240/month & includes garbage. Check it out today!

8. 2014-10-17
   status Pending 367-char remark

   Show marketing remark (367 chars)

   Clean & well maintained 1999 Kit manufactured home with new carpeting, new paint, 3 bedrooms, 2 baths, deck, nice yard with trees, roomy single car garage attached with storage area. Roof is only 2 years old, plus newer dishwasher, stove, washer & dryer, and new refrigerator all included! Space rent is 240/month & includes garbage. Check it out today!

9. 2014-10-02
   listed $44,900 Active 367-char remark

   Show marketing remark (367 chars)

   Clean & well maintained 1999 Kit manufactured home with new carpeting, new paint, 3 bedrooms, 2 baths, deck, nice yard with trees, roomy single car garage attached with storage area. Roof is only 2 years old, plus newer dishwasher, stove, washer & dryer, and new refrigerator all included! Space rent is 240/month & includes garbage. Check it out today!

10. 2003-08-22
    soldstatus $40,000 184-char remark

    Show marketing remark (184 chars)

    Very nice, 3 bedroom, 2 bath home in Camas Courts. Large eat-in kitchen with desk area and skylights. Built-in entertainment center in living room. Fenced yard, storage and carport.

11. 2003-03-04
    listed $44,000 184-char remark

    Show marketing remark (184 chars)

    Very nice, 3 bedroom, 2 bath home in Camas Courts. Large eat-in kitchen with desk area and skylights. Built-in entertainment center in living room. Fenced yard, storage and carport.

12. 2000-08-21
    soldstatus $30,000
13. 2000-05-31
    listed $44,000
14. 1998-07-10
    soldstatus $42,500
15. 1998-02-10
    listed $44,250
16. 1997-11-28
    soldstatus $37,900
17. 1997-07-31
    listed $39,900
18. 1994-10-20
    soldstatus $120,000

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 9 d/yr ≥91°F today · 20 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: $20,091
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$3,491
• Taxable income: $4,264
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,897/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

+0.0% since first listed

18 events — show timeline

• 2026-05-15 Pending — RMLS
• 2026-04-21 Contingent — RMLS
• 2026-04-10 Relisted — RMLS
• 2026-03-30 Pending — RMLS
• 2026-03-24 Listed $120,000 RMLS
• 2022-02-13 Price Changed $1,300 RENT.
• 2014-10-31 Sold (MLS) $38,000 RMLS
• 2014-10-17 Pending — RMLS
• 2014-10-02 Listed $44,900 RMLS
• 2003-08-22 Sold (MLS) $40,000 RMLS
• 2003-03-04 Listed $44,000 RMLS
• 2000-08-21 Sold (MLS) $30,000 RMLS
• 2000-05-31 Listed $44,000 RMLS
• 1998-07-10 Sold (MLS) $42,500 RMLS
• 1998-02-10 Listed $44,250 RMLS
• 1997-11-28 Sold (MLS) $37,900 RMLS
• 1997-07-31 Listed $39,900 RMLS
• 1994-10-20 Sold (Public Records) $120,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $16,104 · +3.5% YoY. Source: county tax records.