11105 Main St NE #9 · Donald, OR 97020

$100,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 4 Days on market

Built 1998

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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
• Appreciation +4.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this 1998 Redman Ranchero double-wide manufactured home offering 4 bedrooms and 2 bathrooms, providing plenty of space for family, guests, a home office, or hobbies. The functional single-level floor plan is designed for comfortable everyday living, while the included stainless steel appliances add modern convenience to the kitchen. Outside, you'll find a covered carport for protected parking and a storage shed for your tools, seasonal items, and extra belongings. With great bones and endless potential, this home is ready for your personal updates and creative vision. Whether you're a first-time buyer, looking to downsize, or searching for an affordable home with room to gro

Key facts

• Covered carport
• Storage shed
• Built 1998

Tags

• COVERED CARPORT
• STORAGE SHED
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot located on a cul-de-sac; Level lot; Paved road access; Unit dimensions approximately 66 ft by 28 ft
• Financial info: Land lease active with expiration in 2085
• HOA & community: Located in Country Oak States park; Land lease applies (monthly lot rent)

Exterior

• Parking: Carport
• Security:
• Utilities: Public water; Public sewer and septic tank; Electric power
• Home design: Manufactured home in a park (Ranchero model by Redman); Single-story (main level living); No significant view
• Construction: Built in 1998; Other type foundation
• Exterior features: Fenced yard; T-111 siding; Shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Free-standing refrigerator; Island; Pantry; Range hood; Stainless steel appliances; Electric hot water
• Bedrooms: Primary bedroom on main level; Second bedroom on main level; Third bedroom on main level; Fourth bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric fuel
• Interior features: Laminate flooring; Laundry area; Washer and dryer present; Vinyl-framed windows; Crawl space
• Laundry & utility: Washer and dryer included; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 65/100 on livability (#193 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: health & safety D+, amenities F, commute F.
• North Marion SD 15 (rural): math 27% / reading 43% proficiency, ranked #131 of 183 in OR (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Marion Primary School (326 students, 58% FRL); North Marion Middle School (math 12% / reading 27%, grade F, #124 of 128 statewide, top 98%, 385 students, 52% FRL); North Marion High School (math 10% / reading 50%, grade F, #107 of 143 statewide, top 78%, 603 students, 45% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 1,591 units permitted in Marion County in 2024 (716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $691 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marion County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

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 F-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: 1.77% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.95%
• DSCR: 2.42
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.36×
• Total profit: $38,003
• Equity at exit: $22,060

10-year hold

• IRR: 35.3%
• Equity multiple: 4.59×
• Total profit: $100,418
• Equity at exit: $21,437

Cash invested: $28,000 (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 97020

• Home prices YoY: -0.7%
• Active inventory: 7
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $746

Break-even live

Break-even rent $826

Max offer price $100,000

Occupancy floor 53%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-13
   statusdays on market $100,000 Pending 4 DOM
2. 2026-06-09
   days on market $100,000 Active 2 DOM
3. 2026-06-08
   remarks 699-char remark
4. 2026-06-08
   listed $100,000 Active 1 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: $1,041 · $87/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,241
• − Mortgage interest: −$5,602
• − Property taxes: −$1,041
• − Insurance: −$500
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,909
• Taxable income: $7,791
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $7,077/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: North Marion SD 15
• NCES district ID: 4108880
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,867
• Composite: 33.51/100
• National rank: #10515
• State rank: #131 of 183 in OR

Livability — Donald

• Score: 65/100
• State rank: #193
• US rank: #12524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donald, OR
• City population: 1,242
• Population (ZIP): 1,242

Population outlook (Marion County) Hauer SSP2

• Today (2025): 360,940 people
• By 2030: 375,178 · +3.9%
• By 2040: 400,914 · +11.1%
• By 2050: 422,187 · +17.0%
• By 2075: 460,305 · +27.5%
• By 2100: 464,025 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 22% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 8% Italian 7% Lithuanian 5%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 1%

Political lean MEDSL · Marion

• 2024 margin: Toss-up / Even · D 47.5% · R 49.5% · Other 3.0%
• 2008→2024 swing: -4.2pp toward R · 2008: 2.2pp · 2024: -2.0pp
• All cycles: 2024: R+2.0 2020: D+1.1 2016: R+5.0 2012: R+3.5 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.44%
• Current HPI: 203.2223
• 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

• 2026-06-07 Listed $100,000 RMLS

Property tax history

+2.2%/yr

Latest (2025): $1,041 · +3.0% YoY. Source: county tax records.