74866 Doan Rd #58 · Rainier, OR 97048

$69,995

2 bd · 1.0 ba · 780 sqft · Manufactured · 22 Days on market

Built 2020 Excellent condition $90/sqft · 89% above area ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new single wide , 2 bedroom, 1 bathroom with creek view. This single wide is a 2020 Fleetwood model with an open concept living layout. Brand new! Be the first to occupy. Space rent $769 water, Sewer and garbage included. The home can be relocated at buyers expense.

Key facts

• Covered front porch
• Metal screen doors
• Electric range

Tags

• COVERED FRONT PORCH
• MODERN KITCHEN
• ELECTRIC RANGE
• COFFEE NOOK
• STYLISH CABINETS
• METAL SCREEN DOORS

Property features AI

Finance

• Other: Property is a resale residential manufactured home in a park; Main level living area about 780 (manufacturer / MHODS)
• HOA & community: Park: Western Hills Mobile Home Park; Association amenities include water, sewer and trash; Lot rent paid monthly

Exterior

• Parking: Carport (1 space)
• Utilities: Electric fuel; Community / shared well water; Community / shared septic; Association-provided water, sewer and trash
• Home design: Manufactured home in park; Single-story (one level); Skirting foundation; T-111 siding exterior; Composition roof; Built in 2020; Manufacturer: Fleetwood Homes
• Construction: Skirting foundation; T-111 siding; Composition roof; Built in 2020
• Exterior features: Tool shed; Yard; Level lot; Paved road access; Creek on the property (Beaver Creek)

Interior

• Kitchen: Built-in range; Dishwasher; Microwave; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom on main level (11 x 11); Second bedroom on main level (9 x 6)
• Flooring: Wall-to-wall carpet
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating; Air conditioning ready with window unit(s)
• Interior features: Ceiling fans; Wall-to-wall carpet; Washer and dryer included; Minimal steps / one-level accessibility; Crawl space basement
• Laundry & utility: Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.4% in Rainier — 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 64/100 on livability (#206 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B+; Watch: health & safety C-, employment D, amenities F.
• Rainier SD 13 (rural): math 26% / reading 48% proficiency, ranked #124 of 183 in OR (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hudson Park Elementary School (434 students, 64% FRL); Rainier Jr/Sr High School (385 students, 61% FRL) — zoned schools average 63% FRL vs 45% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $68,945 (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. 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?
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: 2.36% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.45%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $37,050
• List price: $69,995
• Delta: 88.92%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.2%
• Equity multiple: 3.10×
• Total profit: $41,161
• Equity at exit: $10,436

10-year hold

• IRR: 53.8%
• Equity multiple: 6.28×
• Total profit: $103,517
• Equity at exit: $6,052

Cash invested: $19,599 (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 97048

• Home prices YoY: -23.8%
• Active inventory: 74
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $824

Break-even live

Break-even rent $612

Max offer price $69,995

Occupancy floor 45%

Sensitivity live

Price	-10% $872	-5% $848	+0% $824	+5% $800	+10% $776
Rent	-10% $693	-5% $759	+0% $824	+5% $889	+10% $955
Rate	-1.0pp $859	-0.5pp $842	base $824	+0.5pp $806	+1.0pp $787

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $69,995 Active 22 DOM
2. 2026-06-17
   days on market $69,995 Active 21 DOM
3. 2026-06-16
   days on market $69,995 Active 20 DOM
4. 2026-06-15
   days on market $69,995 Active 19 DOM
5. 2026-06-13
   days on market $69,995 Active 17 DOM
6. 2026-06-09
   days on market $69,995 Active 13 DOM
7. 2026-06-08
   days on market $69,995 Active 12 DOM
8. 2026-06-07
   days on market $69,995 Active 11 DOM
9. 2026-06-05
   days on market $69,995 Active 8 DOM
10. 2026-06-03
    days on market $69,995 Active 7 DOM
11. 2026-06-02
    days on market $69,995 Active 6 DOM
12. 2026-06-01
    days on market $69,995 Active 5 DOM
13. 2026-05-31
    days on market $69,995 Active 4 DOM
14. 2026-05-14
    price $69,995 947-char remark
15. 2026-05-04
    price $71,995 947-char remark
16. 2026-04-21
    price $74,499 947-char remark
17. 2025-03-06
    listed $74,999 Active 947-char remark
18. 2022-05-25
    soldstatus $75,000 Sold 272-char remark

    Show marketing remark (272 chars)

    Brand new single wide , 2 bedroom, 1 bathroom with creek view. This single wide is a 2020 Fleetwood model with an open concept living layout. Brand new! Be the first to occupy. Space rent $769 water, Sewer and garbage included. The home can be relocated at buyers expense.

19. 2022-04-18
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Brand new single wide , 2 bedroom, 1 bathroom with creek view. This single wide is a 2020 Fleetwood model with an open concept living layout. Brand new! Be the first to occupy. Space rent $769 water, Sewer and garbage included. The home can be relocated at buyers expense.

20. 2022-02-09
    price $82,163 272-char remark

    Show marketing remark (272 chars)

    Brand new single wide , 2 bedroom, 1 bathroom with creek view. This single wide is a 2020 Fleetwood model with an open concept living layout. Brand new! Be the first to occupy. Space rent $769 water, Sewer and garbage included. The home can be relocated at buyers expense.

21. 2022-01-03
    listed $87,163 Active 272-char remark

    Show marketing remark (272 chars)

    Brand new single wide , 2 bedroom, 1 bathroom with creek view. This single wide is a 2020 Fleetwood model with an open concept living layout. Brand new! Be the first to occupy. Space rent $769 water, Sewer and garbage included. The home can be relocated at buyers expense.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 14 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: $19,863
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$2,036
• Taxable income: $9,328
• Est. tax owed @ 24.0%: −$2,239
• After-tax cash flow: $7,649/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

Excellent 95/100 None rehab

This move-in ready manufactured home is in excellent condition with a modern kitchen and bathroom. The well-maintained exterior and landscaping make it an attractive property for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and modern

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and modern ↑

ⓘ 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: Rainier SD 13
• NCES district ID: 4103265
• Math proficiency: 26% ▼ -1.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $50,657
• Composite: 34.58/100
• National rank: #10103
• State rank: #124 of 183 in OR

Livability — Rainier

• Score: 64/100
• State rank: #206
• US rank: #13734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,096

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 (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 5% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Italian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

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: ▼ -99.37%
• Current HPI: 318.1179
• 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

-19.7% since first listed

5 events — show timeline

• 2025-03-06 Listed $69,995 RMLS
• 2022-05-25 Sold (MLS) $75,000 RMLS
• 2022-04-18 Pending — RMLS
• 2022-02-09 Price Changed $82,163 RMLS
• 2022-01-03 Listed $87,163 RMLS