420 W Grant St · Burns, OR 97720

$90,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 271 Days on market

Built 1974 8,276 sqft lot $97/sqft · 35% above area Est $67k · 35% 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 +3.4/5.0
• Schools +2.6/10.0
• 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

Opportunity awaits! This 2 bed, 1 bath 1974 single-wide has renovations already underway—just bring your finishing touches. Recent updates include new carpet, fresh paint, and updated flooring in the bathroom, kitchen, and hallway. Stay comfortable year-round with a pellet stove and electric wall heat.The property also features two storage buildings, plus a newer roof (approx. 3–4 years old). While the decks and yard need some TLC, most of the property sits outside the floodplain. A great value-add opportunity with plenty of potential.Motivated seller!

Key facts

• Newer roof
• Pellet stove
• 8,276 sq ft lot

Tags

• NEW TILES FOR BATHROOM FLOOR
• NEW FLOORING FOR KITCHEN
• PELLET STOVE
• ELECTRIC WALL UNITS FOR HEAT
• TWO STORAGE BUILDINGS
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#181 in OR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D+, amenities F.
• Harney County SD 3 (town): math 26% / reading 37% proficiency, ranked #41 of 58 in OR (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 22 units permitted in Harney County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harney County population projected at -25% 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.32%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $66,572
• List price: $90,000
• Delta: 35.19%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 S Mcgowan St	0.51mi	2/2.0 (-1)	924 (0%)	9mo	$67,500	$73	63

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $24,609
• Equity at exit: $13,419

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $71,843
• Equity at exit: $7,782

Cash invested: $25,200 (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 97720

• Home prices YoY: -5.9%
• Active inventory: 9
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $616

Break-even live

Break-even rent $701

Max offer price $90,000

Occupancy floor 53%

Sensitivity live

Price	-10% $667	-5% $641	+0% $616	+5% $590	+10% $565
Rent	-10% $499	-5% $557	+0% $616	+5% $674	+10% $733
Rate	-1.0pp $661	-0.5pp $639	base $616	+0.5pp $592	+1.0pp $569

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $90,000 Active 271 DOM
2. 2026-06-18
   days on market $90,000 Active 269 DOM
3. 2026-06-17
   days on market $90,000 Active 268 DOM
4. 2026-06-16
   days on market $90,000 Active 267 DOM
5. 2026-06-15
   days on market $90,000 Active 266 DOM
6. 2026-06-13
   days on market $90,000 Active 264 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   days on market $90,000 Active 263 DOM
9. 2026-06-09
   days on market $90,000 Active 260 DOM
10. 2026-06-08
    days on market $90,000 Active 259 DOM
11. 2026-06-08
    days on market $90,000 Active 258 DOM
12. 2026-06-05
    days on market $90,000 Active 256 DOM
13. 2026-06-04
    days on market $90,000 Active 254 DOM
14. 2026-06-02
    days on market $90,000 Active 253 DOM
15. 2026-06-01
    days on market $90,000 Active 252 DOM
16. 2026-05-31
    days on market $90,000 Active 251 DOM
17. 2025-12-12
    status Active
18. 2025-12-04
    status Active 570-char remark

    Show marketing remark (570 chars)

    Opportunity awaits! This 2 bed, 1 bath 1974 single-wide has renovations already underway—just bring your finishing touches. Recent updates include new carpet, fresh paint, and updated flooring in the bathroom, kitchen, and hallway. Stay comfortable year-round with a pellet stove and electric wall heat.The property also features two storage buildings, plus a newer roof (approx. 3–4 years old). While the decks and yard need some TLC, most of the property sits outside the floodplain. A great value-add opportunity with plenty of potential.Motivated seller!

19. 2025-07-03
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Opportunity awaits! This 2 bed, 1 bath 1974 single-wide has renovations already underway—just bring your finishing touches. Recent updates include new carpet, fresh paint, and updated flooring in the bathroom, kitchen, and hallway. Stay comfortable year-round with a pellet stove and electric wall heat.The property also features two storage buildings, plus a newer roof (approx. 3–4 years old). While the decks and yard need some TLC, most of the property sits outside the floodplain. A great value-add opportunity with plenty of potential.Motivated seller!

20. 2025-07-03
    status Pending

    Show marketing remark (570 chars)

    Opportunity awaits! This 2 bed, 1 bath 1974 single-wide has renovations already underway—just bring your finishing touches. Recent updates include new carpet, fresh paint, and updated flooring in the bathroom, kitchen, and hallway. Stay comfortable year-round with a pellet stove and electric wall heat.The property also features two storage buildings, plus a newer roof (approx. 3–4 years old). While the decks and yard need some TLC, most of the property sits outside the floodplain. A great value-add opportunity with plenty of potential.Motivated seller!

21. 2025-07-03
    historical

    Show marketing remark (570 chars)

    Opportunity awaits! This 2 bed, 1 bath 1974 single-wide has renovations already underway—just bring your finishing touches. Recent updates include new carpet, fresh paint, and updated flooring in the bathroom, kitchen, and hallway. Stay comfortable year-round with a pellet stove and electric wall heat.The property also features two storage buildings, plus a newer roof (approx. 3–4 years old). While the decks and yard need some TLC, most of the property sits outside the floodplain. A great value-add opportunity with plenty of potential.Motivated seller!

22. 2025-04-21
    listed $85,000 Active

    Show marketing remark (570 chars)

    Opportunity awaits! This 2 bed, 1 bath 1974 single-wide has renovations already underway—just bring your finishing touches. Recent updates include new carpet, fresh paint, and updated flooring in the bathroom, kitchen, and hallway. Stay comfortable year-round with a pellet stove and electric wall heat.The property also features two storage buildings, plus a newer roof (approx. 3–4 years old). While the decks and yard need some TLC, most of the property sits outside the floodplain. A great value-add opportunity with plenty of potential.Motivated seller!

23. 2025-04-21
    listed $85,000 Active 570-char remark

    Show marketing remark (570 chars)

    Opportunity awaits! This 2 bed, 1 bath 1974 single-wide has renovations already underway—just bring your finishing touches. Recent updates include new carpet, fresh paint, and updated flooring in the bathroom, kitchen, and hallway. Stay comfortable year-round with a pellet stove and electric wall heat.The property also features two storage buildings, plus a newer roof (approx. 3–4 years old). While the decks and yard need some TLC, most of the property sits outside the floodplain. A great value-add opportunity with plenty of potential.Motivated seller!

24. 2024-09-06
    soldstatus $70,000 Closed
25. 2024-09-06
    soldstatus $70,000 Closed
26. 2024-09-06
    soldstatus $70,000
27. 2024-08-08
    historical
28. 2024-08-08
    historical
29. 2024-08-08
    listed $98,000
30. 2024-08-07
    listed $98,000
31. 1990-06-01
    soldstatus $20,000

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$338/yr (+$28/mo · 63.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,768
• − Mortgage interest: −$5,041
• − Property taxes: −$535
• − Insurance: −$450
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$2,618
• Taxable income: $6,281
• Est. tax owed @ 24.0%: −$1,507
• After-tax cash flow: $5,881/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: Harney County SD 3
• NCES district ID: 4102490
• Math proficiency: 26% ▼ -2.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $37,892
• Composite: 26.25/100
• National rank: #7256
• State rank: #41 of 58 in OR

Livability — Burns

• Score: 67/100
• State rank: #181
• US rank: #11110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burns, OR
• Population (ZIP): 4,456

Population outlook (Harney County) Hauer SSP2

• Today (2025): 6,663 people
• By 2030: 6,311 · -5.3%
• By 2040: 5,611 · -15.8%
• By 2050: 4,991 · -25.1%
• By 2075: 3,796 · -43.0%
• By 2100: 2,769 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Harney

• 2024 margin: Solid R (+59.4) · D 18.8% · R 78.2% · Other 3.0%
• 2008→2024 swing: -14.7pp toward R · 2008: -44.7pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+57.6 2016: R+57.7 2012: R+50.1 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.06%
• Current HPI: 240.1575
• 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

+325.0% since first listed

15 events — show timeline

• 2025-12-12 Relisted — MLSCO
• 2025-12-04 Relisted — RMLS
• 2025-07-03 Pending — RMLS
• 2025-07-03 Pending — MLSCO
• 2025-07-03 Listing Removed — MLSCO
• 2025-04-21 Listed $85,000 RMLS
• 2025-04-21 Listed $85,000 MLSCO
• 2024-09-06 Sold (Public Records) $70,000 Public Records
• 2024-09-06 Sold (MLS) $70,000 RMLS
• 2024-09-06 Sold (MLS) $70,000 MLSCO
• 2024-08-08 Listing Removed — MLSCO
• 2024-08-08 Listed $98,000 RMLS
• 2024-08-08 Delisted — RMLS
• 2024-08-07 Listed $98,000 MLSCO
• 1990-06-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $535 · +1.6% YoY. Source: county tax records.