34931 Jackson Way #36 · Scappoose, OR 97056

$79,999

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 22 Days on market

Built 1979 Fair condition Est $80k · at est.

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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 +7.4/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this meticulously maintained manufactured home located in a park with a spacious yard and comfortable outdoor space to enjoy. This 2-bedroom, 2-bath home offers an inviting open-concept kitchen and living area, generously sized bedrooms, newer carpet, and laminate flooring throughout. Stay comfortable year-round with both heating and cooling—perfect for those beautiful summer days. The affordable space rent of just $535 per month includes water, sewer, and garbage, adding great value. Homes this well cared for at this price point don’t come along often—schedule your showing today before it’s gone!The garage does not come with the home, however bays ma

Key facts

• Spacious yard
• Laminate flooring
• Open-concept kitchen

Tags

• SPACIOUS YARD
• OUTDOOR SPACE
• OPEN-CONCEPT KITCHEN
• LIVING AREA
• NEWER CARPET
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 2.9% in Scappoose — 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 84/100 on livability (#35 in OR, #812 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D.
• Scappoose SD 1J (town): math 37% / reading 51% proficiency, ranked #69 of 183 in OR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grant Watts Elementary School (reading 54%, 346 students, 38% FRL); Scappoose Middle School (math 30% / reading 75%, grade C+, #24 of 128 statewide, top 18%, 313 students, 28% FRL); Scappoose High School (656 students, 24% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 147 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 $553 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $78,799 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.56% ✓
• Cap rate: 22.24%
• Cash-on-cash: 56.96%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $79,872
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34931 Jackson Way #36	0.00mi	2/2.0	1,248 (0%)	1mo	$79,999	$64	99

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: 55.4%
• Equity multiple: 3.45×
• Total profit: $54,785
• Equity at exit: $11,928

10-year hold

• IRR: 60.5%
• Equity multiple: 7.03×
• Total profit: $135,028
• Equity at exit: $6,917

Cash invested: $22,400 (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 97056

• Active inventory: 147
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,063

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 43%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-08
   status Pending
2. 2026-03-29
   status Active
3. 2026-03-25
   status Pending
4. 2026-03-12
   listed $79,999 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,548
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$2,327
• Taxable income: $12,212
• Est. tax owed @ 24.0%: −$2,931
• After-tax cash flow: $9,828/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its kitchen and bathroom, as well as some exterior landscaping. The home has a good roof and heating/cooling systems, but the interior walls and cabinets are in poor condition. Upgrading these areas would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Major bathroom wallpaper — poor condition, likely peeling
• Minor exterior landscaping — some overgrown grass

Value-add opportunities

• Resale new kitchen cabinets — modernizing the kitchen
• Resale new bathroom vanity — updating the outdated bathroom
• Both landscaping — improving curb appeal and increasing rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom wallpaper · poor condition, likely peeling	Major	$15,000–50,000
exterior landscaping · some overgrown grass	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizing the kitchen ↑
• Resale new bathroom vanity — updating the outdated bathroom ↑
• Both landscaping — improving curb appeal and increasing rental value ↑

ⓘ 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: Scappoose SD 1J
• NCES district ID: 4110980
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $61,899
• Composite: 41.18/100
• National rank: #7411
• State rank: #69 of 183 in OR

Livability — Scappoose

• Score: 84/100
• State rank: #35
• US rank: #812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,794

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Asian/Pacific 0%

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: ▼ -162.25%
• Current HPI: 295.5156
• 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

4 events — show timeline

• 2026-04-08 Pending — RMLS
• 2026-03-29 Relisted — RMLS
• 2026-03-25 Pending — RMLS
• 2026-03-12 Listed $79,999 RMLS