94120 Strahan St #120 · Gold Beach, OR 97444

$169,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 85 Days on market

Built 1995 $147/sqft · 13% below area Est $177k · at est.

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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 +25.6/30.0
• ARV discount +9.5/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ocean Views & Easy Coastal Living!Enjoy beautiful ocean views and the soothing sound of the surf from this nicely maintained 3BR/2BA home located in an all-ages park. With vaulted ceilings and multiple skylights throughout, the home feels bright, open, and inviting.Vinyl plank flooring runs through most of the home, offering durability and a modern touch. The spacious primary suite features a walk-in closet and private ensuite bath. All kitchen appliances are included, as well as the washer and dryer—making this home truly move-in ready.Step outside to the large deck, partially covered for year-round enjoyment. It’s the perfect place to relax, take in the ocean views, and unwind to the sound of waves crashing onto the beach.Space rent is $515/month and includes water, sewer, and garbage. Two small pets are allowed (park approval required).A wonderful opportunity to enjoy coastal living at an affordable price!

Key facts

• Large deck
• Walk-in closet
• Private ensuite bath

Tags

• LARGE DECK
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.3% in Gold Beach — 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 70/100 on livability (#129 in OR) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, cost of living B; Watch: schools D+, amenities F, commute F.
• Central Curry SD 1 (town): math 42% / reading 54% proficiency, ranked #53 of 183 in OR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 52 units permitted in Curry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Curry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $177,000
• List price: $169,000
• Delta: -4.52%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94120 Strahan St #15	0.00mi	3/2.0	1,123 (-2%)	4mo	$177,000	$158	92
94120 Strahan St #119	0.00mi	2/2.0 (-1)	1,188 (+3%)	13mo	$165,000	$139	79
29611 Pacific St	0.14mi	3/2.0	1,296 (+12%)	14mo	$374,750	$289	61

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,007
• Equity at exit: $25,198

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $30,758
• Equity at exit: $14,612

Cash invested: $47,320 (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 97444

• Home prices YoY: -17.0%
• Active inventory: 167
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $399

Break-even live

Break-even rent $1,294

Max offer price $169,000

Occupancy floor 73%

Sensitivity live

Price	-10% $495	-5% $447	+0% $399	+5% $352	+10% $304
Rent	-10% $257	-5% $328	+0% $399	+5% $471	+10% $542
Rate	-1.0pp $485	-0.5pp $442	base $399	+0.5pp $356	+1.0pp $311

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29287 Wallace St Gold Beach, OR	2.0	1.5	960	$1,800	$1.88	44d	1	0.74mi

Listing history 10 events

1. 2026-03-02
   listed $169,000 Active 938-char remark

   Show marketing remark (938 chars)

   Ocean Views & Easy Coastal Living!Enjoy beautiful ocean views and the soothing sound of the surf from this nicely maintained 3BR/2BA home located in an all-ages park. With vaulted ceilings and multiple skylights throughout, the home feels bright, open, and inviting.Vinyl plank flooring runs through most of the home, offering durability and a modern touch. The spacious primary suite features a walk-in closet and private ensuite bath. All kitchen appliances are included, as well as the washer and dryer—making this home truly move-in ready.Step outside to the large deck, partially covered for year-round enjoyment. It’s the perfect place to relax, take in the ocean views, and unwind to the sound of waves crashing onto the beach.Space rent is $515/month and includes water, sewer, and garbage. Two small pets are allowed (park approval required).A wonderful opportunity to enjoy coastal living at an affordable price!

2. 2024-06-14
   soldstatus $150,000 Closed 561-char remark

   Show marketing remark (561 chars)

   Discover coastal bliss in this centrally located ocean-view home. Living room and kitchen/dining area offer vaulted ceilings that add a sense of spaciousness. Step out onto the deck to savor the sea breeze and stunning sunsets. With three bedrooms, two baths, and new laminate flooring, this manufactured home offers both style and comfort. Upgrades like a 2017 roof replacement and a Mitsubishi heat pump ensure worry-free living. Located in a family park. Space rent is $475.00 a month/includes water, sewer and trash. Welcome to your serene coastal retreat.

3. 2024-05-14
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Discover coastal bliss in this centrally located ocean-view home. Living room and kitchen/dining area offer vaulted ceilings that add a sense of spaciousness. Step out onto the deck to savor the sea breeze and stunning sunsets. With three bedrooms, two baths, and new laminate flooring, this manufactured home offers both style and comfort. Upgrades like a 2017 roof replacement and a Mitsubishi heat pump ensure worry-free living. Located in a family park. Space rent is $475.00 a month/includes water, sewer and trash. Welcome to your serene coastal retreat.

4. 2024-05-01
   listed $169,000 Active 561-char remark

   Show marketing remark (561 chars)

   Discover coastal bliss in this centrally located ocean-view home. Living room and kitchen/dining area offer vaulted ceilings that add a sense of spaciousness. Step out onto the deck to savor the sea breeze and stunning sunsets. With three bedrooms, two baths, and new laminate flooring, this manufactured home offers both style and comfort. Upgrades like a 2017 roof replacement and a Mitsubishi heat pump ensure worry-free living. Located in a family park. Space rent is $475.00 a month/includes water, sewer and trash. Welcome to your serene coastal retreat.

5. 2020-09-11
   soldstatus $113,000 Sold
6. 2020-08-07
   status Pending
7. 2020-07-31
   listed $115,000 Active
8. 2009-07-10
   soldstatus $54,000
9. 2009-06-15
   historical
10. 2009-04-15
    listed $64,500

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$849/yr (+$71/mo · 107.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥81°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$9,467
• − Property taxes: −$791
• − Insurance: −$845
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,916
• Taxable income: $2,125
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $4,283/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: Central Curry SD 1
• NCES district ID: 4105760
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $45,409
• Composite: 42.76/100
• National rank: #6773
• State rank: #53 of 183 in OR

Livability — Gold Beach

• Score: 70/100
• State rank: #129
• US rank: #7452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gold Beach, OR
• Population (ZIP): 5,794

Population outlook (Curry County) Hauer SSP2

• Today (2025): 21,781 people
• By 2030: 21,121 · -3.0%
• By 2040: 19,654 · -9.8%
• By 2050: 18,826 · -13.6%
• By 2075: 17,968 · -17.5%
• By 2100: 16,443 · -24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Italian 9% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Curry

• 2024 margin: R (+16.1) · D 40.6% · R 56.7% · Other 2.8%
• 2008→2024 swing: -4.6pp toward R · 2008: -11.5pp · 2024: -16.1pp
• All cycles: 2024: R+16.1 2020: R+16.2 2016: R+23.9 2012: R+17.1 2008: R+11.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.20%
• Current HPI: 299.7389
• 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

+162.0% since first listed

10 events — show timeline

• 2026-03-02 Listed $169,000 RMLS
• 2024-06-14 Sold (MLS) $150,000 RMLS
• 2024-05-14 Pending — RMLS
• 2024-05-01 Listed $169,000 RMLS
• 2020-09-11 Sold (MLS) $113,000 RMLS
• 2020-08-07 Pending — RMLS
• 2020-07-31 Listed $115,000 RMLS
• 2009-07-10 Sold (MLS) $54,000 RMLS
• 2009-06-15 Delisted — RMLS
• 2009-04-15 Listed $64,500 RMLS

Property tax history

+6.9%/yr

Latest (2025): $791 · +2.8% YoY. Source: county tax records.