2300 NW Country Ln #10 · Gaston, OR 97119

$99,000

2 bd · 1.5 ba · 924 sqft · Manufactured public records · 9 Days on market

Built 1976

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Open house Saturday June 20th 11am-1pm * * Well-maintained 3 bed, 1 bath single wide mobile home offering 924 sq ft in the peaceful Country Mobile Estates community. Located just south of Gaston across from the Wapato Lake National Wildlife Refuge. This nicely remodeled home features a well-thought-out floor plan and comfortable living spaces throughout. The kitchen includes a cozy eat-in area. All appliances included. Laundry room with washer and dryer included. The good-sized primary bedroom includes access to the back deck with views overlooking the community green space. In addition to the primary, there are two additional bedrooms. The bathroom is ample and offers good storage s

Key facts

• Back deck with views
• Built 1976
• Listed 8 days

Tags

• WELL-THOUGHT-OUT FLOOR PLAN
• GOOD-SIZED PRIMARY BEDROOM
• BACK DECK WITH VIEWS
• COMMUNITY GREEN SPACE
• BEAUTIFUL LANDSCAPED YARD
• GORGEOUS FLOWER GARDENS

Property features AI

Finance

• Other: Manufacturer: Flamingo
• Financial info: Land lease (monthly lot rent); Land lease expiration in June 2026
• HOA & community: Park amenities include commons; Pet restrictions apply (by weight/breed); Country Mobile Estates park

Exterior

• Parking: Driveway
• Security: No specific security features
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home in a park; Single-story; Updated / remodeled; Park/greenbelt view; Entry facing park/common area
• Construction: Built in 1976; Skirting foundation; Built-up and flat roof
• Exterior features: Deck; Patio; Yard; T-111 siding; Level lot; Commons area

Interior

• Kitchen: Dishwasher; Free-standing range; Free-standing refrigerator; Microwave
• Bedrooms: Primary bedroom (main level); 2nd bedroom (main level); 3rd bedroom (main level)
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Wall cooling unit(s)
• Interior features: Laminate flooring; Wall-to-wall carpet; Laundry area; Vinyl window frames
• Laundry & utility: Washer and dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 61/100 on livability (#262 in OR) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, cost of living A; Watch: amenities F, commute F, housing F.
• Gaston SD 511J (rural): math 39% / reading 57% proficiency, ranked #38 of 183 in OR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gaston Elementary School (math 34% / reading 37%, grade F, #211 of 412 statewide, top 52%, 234 students, 38% FRL); Gaston Jr/Sr High School (math 22% / reading 44%, grade F, #101 of 143 statewide, top 70%, 245 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Gaston SD 511J average; the district grade overstates school quality for this exact location.
• Market conditions: 24 active listings in the ZIP; 282 units permitted in Yamhill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yamhill County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.6

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $9,266
• Equity at exit: $14,761

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $40,561
• Equity at exit: $8,560

Cash invested: $27,720 (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 97119

• Home prices YoY: -23.3%
• Active inventory: 24
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $398

Break-even live

Break-even rent $756

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   price $99,000 Active 9 DOM
2. 2026-06-18
   days on market $100,000 Active 9 DOM
3. 2026-06-17
   days on market $100,000 Active 8 DOM
4. 2026-06-16
   days on market $100,000 Active 7 DOM
5. 2026-06-15
   days on market $100,000 Active 6 DOM
6. 2026-06-13
   days on market $100,000 Active 4 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $100,000 Active 3 DOM

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$521/yr (+$43/mo · 118.6%)

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

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,113
• − Mortgage interest: −$5,546
• − Property taxes: −$439
• − Insurance: −$495
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,880
• Taxable income: $3,335
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,974/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: Gaston SD 511J
• NCES district ID: 4105430
• Math proficiency: 39% ▼ -1.00%
• Reading proficiency: 57% ▬ 0.00%
• Median HH income: $63,076
• Composite: 44.44/100
• National rank: #6094
• State rank: #38 of 183 in OR

Livability — Gaston

• Score: 61/100
• State rank: #262
• US rank: #17687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,154

Population outlook (Yamhill County) Hauer SSP2

• Today (2025): 109,295 people
• By 2030: 112,060 · +2.5%
• By 2040: 115,975 · +6.1%
• By 2050: 118,155 · +8.1%
• By 2075: 120,968 · +10.7%
• By 2100: 116,163 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Yamhill

• 2024 margin: Lean R (+6.1) · D 45.3% · R 51.4% · Other 3.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -1.4pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+4.0 2016: R+8.8 2012: R+6.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.57%
• Current HPI: 324.4676
• 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

1 event — show timeline

• 2026-06-09 Listed $100,000 RMLS

Property tax history

+6.5%/yr

Latest (2025): $439 · +2.8% YoY. Source: county tax records.